HomeMy WebLinkAbout09-28-2006 Transcript of the MeetingCONDENSED TRANSCRIPT
MAPLEWOOD CITY COUNCIL MEETING
CONTINUATION
SEPTEMBER 28, 2006
5: 00 P.M.
RE: CAR\rER CROSSTNG
MAPLE IOOD CITY CAUNCIL MEETING, 9,/28,/06 - I?B: CI.RIEX CRO.5STNG
ca!ve!, nolth of Fish ClBek, ald theD a larger
area south of tish Creek.
As you also introduced, lladan MaJor, ihis
lequ€st involves three specific aPplications for
your colsideration this evening. they rnclude a
conditional use Pemit for a planned unit
developEenlr the vacation of existilg easenents
and right-of-rays rithin the develoPrcDt site, and
a proposed preliuinuy plat t0 lay out lhe ne'r
p$]ic street right-of-tays, the lots, and lhe
easeeents for the ProPosed deYe]oPm€nt.
I knox the cotncil is rell arare of sone of
the history oD tbo site ard tle Plocess, and I'11
touch on txo o! three iepoltant Points, at least
for !ox. !tuch of it, again, hopefully aII the
j.rpoltant points ale outlired i0 the slaff report,
Bacl( on May, 23, 2005, lhe council levlexed
an ealli concept Plan for this property prepared
by th€ coPa! co[Panies. Ihat PIan shoYed 3]6
housilg uDils j.n four d:fferent styles on lhe
?3-acre site. As Parl of lhat neeting, the
council also authorized the PreParatron of an EAil,
atr envilonsental assess[ent xorksheet, fc! lhe
developErt area.
l,loving ahead, than, thlough lhe levrevr
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'Ef,OOD
CTIy COVNCTL ,tEEIII',O
CON!TNUAATON
2A. 2006
5t00 P M.
cai vER cxosstNc
plocess histoly, the EIil $as conpleted rn about
May of this Past year, and o! June 12 of 2006 and
on JuIy 10 of 2005, the coultcil revre'red ald then
acted on the El}{i and on JuIy 10, the council, on
a 3-2 vote, adoPLed a resolution apProving a
negative declaratioD lhal lhe ploject does not
have the potential for sig!!icaot envlronnental
effects, rnd that the city rould no! lequire an
EIs fo! ihB ProPosed dsvBlopnent. I should point
out at that tiEe, the EN{ {as revi€Ying a 299-unit
ssnlor housirg deYeloPtreDt.
So based on tha!, colu theo nade sone
subnittals 8nd started to Ploceed xith a Plan --
no. IrIl corect that, Never Eind. so lhe E*l
ras looked at and aPproved again in Juiy'
For this reguest, then, as re introduced,
there ale thrse ele[ents for your consideraboa'
Again, the PoD, |.he vacatiotr of easeoen:s and
l}gh!'of-raysl and the preliminaly p)al An
iopoltant eleDent of the Ciscussicn tlis eveling
for the council's coDsideratj'on alg tle ci!y's
land uso PIa! and tbe zoning in this area of
llaplerood.
stalting out Yith th6 lald use !l8n naP,
ain, flon oul conprehensive plan, the city has
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US. TONGRIE: I'd like to call to order
the Maplexood City Council Eeetilg 0f sePten]er
28th, 2006. Ihis is sctuauy the continuation of
our council Eeeting that stalted on SePtenbe!
25th, 2006. Iihsnever re do a coltiDuation of a
Deeting such as this, xe just continue on rilh
tbose iteBs oD the agenda that are unfrnished, ald
tiis erening re bave only one itsu that's on the
agenda tbal j.s not finished'
trnd so re nill counence ritb that iten, a0d
that is unde! nev business, Ibat is L5 Carver
crossing rith regard to Carver AYelue ald [euy
!ane. }Je have three ite8s this eveuing that [e'!€
going to be looking at' One is the conditional
use pernit for the planued lroi't d€veloPrent, !ro,
the stleet right-of-ray ald easeuent Yacrtj.on, and
three, preliuinary PIat. staff report, please'
!R. ROBERIS: Ihank you, Iladan Mayor'
ile have lots of aaps and pictules 8Dd graPhica, as
you car iEagine. ls you introduced the request
thi6 evodlg, it's for ths Crrve! ClossiDg Project
generallY located south of CaEYer AYenue and rest
of I-{94, rDd sorth MaP}erood is highiighted by
the red boundalie5 h€re oD the scleeD ' thele are
tro sets of Pro!6rtis3' soEe i8 just south of
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TTAPI,EWOOD CITY COUNCIL MEEWNC, 9/28/06 - RE.' CARIIER CROSS.ING
ending in apploxiEately this location {indicating)
xith a roundibouti and then ths othet loads or
driverays coning off of here as of lox are
supposed to be private drivetrays, as ue this
drivBHay, this driveray (indicating) . Again, each
unit uould have its orn separate lo!, and Lben
lhere rould be comoD aleas or outlot ar€as,
including a large retland area here (indicating)
and soDe tlees and slqe areas here (indicating)
and in this alea of the Ploject site (lndicatiDg) .
CIeuIy adding 191 units o! any large nunber
of housing units in this a!6a of llaplerood rill
change tie area. fhete it n0 gettinq alould lhat,
th€ qu€stion for the city then is -- or sonethi.ng,
agai!, to consid* is thal rhen is it approprlate
for lhe city to nake changes to the J.and use plan
0r to the zoning map or lo aPPlove planning lts
developsents .
Ihe city does nake changes lo -- to the
pla$, to th€ zoring nap, and approYes PIIDS xh€n
the city council filds that such charges rould be
couisteat vith the goals aud policies of our
plans aad our ordinances and vhen tbe city counciJ
deteraines that such I project rould be in the
best interests of the city. Again, these are
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planned this site and r1l the areas on this uap
thaL are !a rhite are 1, xhicb i6 for single
dwellings. Agai.n, that classification is for all
ths xhils plopelties that are shoxn on ttris DaP,
i.ncluding all of the development si!e.
Tbo corylehensive plaa lists Rl, again, for
single dnellings that has not aty attacbed urits
ald vilh the density of up to {.1unit3 Per gross
acre. Zoning for tle ciby -- or excuse 0a -- for
the area, I should say, is s@erhat different than
tlat. lle have tro zoning categories that ue on
the plopelty curently, Ihe light g!ee! in tbe
northern par! is a faa rEsid€nce, alld the dalket
green, both on this site and across {9{, ig au R1R
zoning designation. Ihat designation ras adoPted
by the city council in 2003 and then added to
various properties in south llaple{ood. lhe RlR
zoning designation is for single drelliags on tllo
aue 0r lalger lots where salitary ssmr is nol
available to the prop€lty.
And I included in the staff rePolt a couple
of the intent sections flou tbe R1R roning code.
Ihe first o[e ie tlat it ras added to t]e code to
protect aud enbance the chalacler of a$8s of ths
city that, because of topography or othe! factorr,
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inportant elenents that ths city council should be
considering this eveni.ng rilh this Proiect
As fa! as a IiLlIe mre detai.I, agalr, a lot
of tlese ron't shov r:p, and I'o sure the
applicrnts, il tbeir graphics, rill have better
yiers of these, lhe !Ial, again, Preserves a
Iarge retland i.n this area (ildjcating) , a retland
along Cawer Aveaue, in fact, rdds to that
rctland.
the plan also add: several pondrng areas and
rain tater gardens, Ihe Po[ding aleas I've
colored in this Pretly blue hele and lhloughoul
the site, sorc of these darke! spots ot aleas, I
should say, in h€re, he!e, here (indicating) , I
ttrink there ale five or six tfuoughout tle site
tlat ale raiD rater gardens to help rith
stonxater ad runoff control.
Again, Eish c!eet(, tirough the center hero
(indicating) r i.s xitlin courtl-oxned ProPelty.
the developr is not s]teliDg that other than to
do sone grading and couectio! of soDr slope
irsres tbat occu -' haY6 bgEn ocorring ir this
area (indicatirg) .
The zonilg, a5 I touched on, does have a njx
on the site, and agaln, that's an i.[Porlant
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do not have, nor does the city erpact to have,
ounicipal saniLary s€r6! or xate! sewics, That
code also stateg tbat the zoning disEicl is fo!
areas ia Maplerood tiat ar€ not suitable for
sr$urbal ot tract deve]opr€nt because ol
topogaphy, vegelationr o! o!he! frclors that lako
tle installali0D of aunicipal ssDitsI sgre!
unlikely. And re'II touch on soE€ of the utility
points a little lat€!.
Continuing thtough the teport, I included
several of the goals and Policias fro! ou land
use plan, flor ou! housing plan as [e11, lnd
again, I [onrt ta]e the tine to raad through aI1
0f those, but thsre ue several poilts tlere that
the citl council shodd be consideting this
evening on pages 3 and { rlen reviering this
proposal.
this project clearly -- rel1, let ne get to
tle project plan here. It's a little uore
specific. Ihis is the proposed prollduty plat.
Again, it rould be for 191 detached tomtrooel. It
xould be on a Ei: of Public st!8ets, Yhicb rould
include lenrl !aae, rhich rould be relocated
futher rest on Carver aod tben cortiDuirg dom oD
its culrent aligneent t0 just aeross Ftsh cred(,
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eleeent fo! the cily council to be considering
along trrth our compr€hensive plsn this eveling.
And in this cass, tie use of tho P0D tould becom
an ovel]ay ,odng on this Ptoject site 8nd $ould,
in fact, serye as ttre tonllg fo! the ProPelty.
llhen l mntioned the n1R district earlier and
the inten! of that, on€ of lhe iryortaDt eleretrts
related to tbat rhen lhs city adopted it ras tbe
availability of sanitsry sere!. ilben tjle city
added the R1R to the (inaodible), tha tbought ras
that l{e nesded !o have a uinilun lot size and sone
standards for ateas rhere there rould not be
sanitary serer, becausE before that, conceivably
souebodl could build on a onE-aue lot and have
septic and rell, aad re didl't have anything to
really regulate that. So it rns thlough study and
Hork and lhat city cam up tith a txo-acre
eiliDlD. lle theD sLarted looking at properties
that re thought re!e0't going to bavg salitary
serer in tie very neu future o! Day never hale it
ae best that re could tell back in 2003, tuid
again, all these dark areas on bolh sidee of tho
freeray had that zoning changed to theu in 2003.
Since this project has been going forrard
rith the Carver Crosslngs and lhei! eDgineers, lhe
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fror that Plan to cons:'der is that lhe city shall
ensure thrt netl d6voloPment and colst ction in
the criticsl area rininizes direct runoff onto
adjoidrg strEets and ra!e! coursEs, and that
uaploxood is to ensu!8 thaL neu developnent and
constluction in the critical alea iDproves the
quality of runoff to adjoiui.ng stre€ts ard xatar
coulses ,
It's ny utderstanding fron talking to the
engineers, and naybe ve'll have Chuck taLl a
Iiitle bit about thal, especially the slo:atrater
ruroff, this develoP€r is taking to a very high
standard. And if I reuenber corlectly/ $ha!
they're Proposing xith thei! Ponding ard raintrater
garden systen, to collect the first tro and a half
inches of a raiD ovent on site and have it either
filte! thlough the ponds or ssttle out i.n lhe
ponds before discharging into fish cleek 0! othar
stororater sygtens,
Ort city standardr as I understald j.t, agaj'['
not trying to be an engineer he!e, is that
norua).Iy ue collect the first one inch of ra:n'
so going to a t(o-inch or tflo-and-a-hatf inch
standald is rell abovs our nornal standslds rD
nos! places of the city, so this plan does
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ploject engineers have detemined that sanitary
serer is available to this site, And claarly il
is to Carver [vetue because tlsls is a
uetlopolita[ Council EnYi.loDrelt8l S€rvices trutlk
line in that nox, aad thay rould be " that vould
be one point fo! se$e! accessr as is rater in that
location, Ihe oiher Point is at ttre end of Dorlan
Road and heights avenue hete rh8!e thelo is a
teEporary cu]-de-sac. Ihat seye! i5 at I depth
such that the !!0j€ct engineer flas able to d€sign
tho project so that a]l tbe sanitary seYer can run
into thal ]ocation fron al1 of tie site, or
virtually aIl of tle site, esPocially rll of tbis
south of the creek, rithout the need for a lift
statiotr.
so in spealciDg to ou! ongiDeering and public
rolks strff, it's clear that both sanitEly seyor
and water are available to the site, ald, again,
the project engircels ale ProPosing to mke the
uso of that tithout the benefrt or nsed of a lift
station.
on pages 5, 5 and -- 5 and 6 priluily in the
staff report, I've iacluded iryoltant language
fron the Mississippi River critical arer plal and
our environneltal plotectio! ordinauce, rhich
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MAPLEqOOD CITY CouNcIL I.@ETING, 9/28/06 - RE: CexVER CROSSTNG
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includes the I'lissrssippr River critrcal plan as
doss so8e ele[etts of our conprehensrve plan. A
coupla of poinls f!o[ thEt is thal xhen re ge!
0u! cooprehensi?e Plan uPdate in 2002, re lncluded
soue additional language aboul lhe crilica] river
corridor, and that soDe language thal re added in
thore ras that Maplerood actnonledges that the
lfissis3ippi Biver clitical area ia the city has
been designated as an uban diversified district.
this district has ths folloring goals lhe
land and rater shall be used and develoPed to
Mi[lain the present diversity o! conEercial,
industrial, lesidentl.l and pulIic uses of lands,
including the tlansPortation uses of tle river;
lhat ne are to Protect historical srtes and aleas
and the natuflI, scenic and enviloEental
lesources, and expand public access to and
eljopont of lhe liver.
That palt of the comprehensive PIan or lhat
diEtrict also does allo'r fo! nex residential
developnent ald other land uses in that area,
rhich, again, is tle area south of Carver and vest
of 494, if the proposals are co$Patlble rith the
goals and policies of the Plal.
A couple of -- a couPls of irPortant pohcies
I4APLEWOOD CITY COWCIL PTEETING, 9/28,/06 - RE: CAAYER AOSSTN6
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tornhone roufd be on its oxn sepalale lot, Ih€sB
lots rould be about 55 feet ride and rould range
in size fron 5,800 sEare feet to over 12,000
sEare feet, Ihs najority of those rould fall
betue€n 6,500 squue feet and 8,000 squale feet.
Noy, thos€ oay sound like s[aller nurbers than
siDgle faoily hooe lota, and Lhey certauly are,
but rh€[ looked at coEpared to othe! loxnhouse
lots, xhj.ch aro soDetines 2,000 and 3 000 sqrale
feet, lhese ara a lot large!. so in a loxnhouse
style setting, these lots 8!€ glite big fo!
single fadty hoDes, thel are suller,
Ihe ovelal] Ploject denslty is PloPosed at,
again, 191 units, Ihat corcs out to abouL 2.6
units per gross ac!e, rhich is xe}l b6lor the {.1
uDits per acle tbat ve do altor by the
corpleheNiYe PIar,
Our city engineers have been t\rough the
plans nany tlnes and have rolked closely xrth the
pro;ect engineers. To sullharite, their co[DeDis
ale in the leport starting at Page ?1, but theJ
are generally satisfied rith then, And, again,
the project engin€ers have been responsiYe in
oaking ctralges tiat rere reco$nendsd by ihe [AI{
and by our engineers and doD'! see any oa]or
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issueg uith theu at this point'
Ilaffic and access has been an ongoing
concelr xith !h!3 sits, l{ay back, even vhen lhe
first concept plans rere beirg proPosed, that ras
an iryortant ele[ent of lhe Etrl{ aod the study lhal
Etrl{ -- one of the mny eleoenls lhat the EAll
sludied. }lrth thal, one 0f the concerns lhat car€
ou! rittr the earlier plan ras aboul Benly lane
Th€ €allie! p]an, rhich had 299 unils, had
Benry Lane coning out on calYer hele (ifldicatug) ,
rhicb I ril] jus! sritch traPs fo! a rinimn, xould
hav€ b6sn light in this corner of lhe plan
(indicating). Again, Senry Lane non is Parallel
to tle freeray. The first Plan shifled it lo lhe
xest. Noy this plan shifts it about arother 112
feet falthe! rest. Ind *hat the conce!! ras rith
rhis plan is that head[ghts fron the vehic]es
heading north could shine light into lh8 fllndors
of tlre booe at 2445 Carver.
It is haed by shiltrng it this sucb lartber
rcst notl that it rill ba Dore o! less on lhe
property liae betreen ths tYo plolerties lo lh'
nolth. And in fact, the house at 2{31 rs nor
unde! constnctio! and is just going to be off to
ths xest of this nap. And by this realignnent,
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having units on private drivexays, trld in this
case, ons and tro, rhat'8 iryortant is because of
the site and the lopography, the IaI of the lald
and just everylhiig involved, lhe only xay to get
to the southern p8rt of the site is ttith
essentially a long dead-ed lhat crosses Flsh
creek.
lle are ploposilg rnd the developer is
proposiDg En eoergoDcy tlai.I access here
(iDdicrting), but even frol this point to the
southero end of the si!e, I tjrink ln nI last
estitrate it's about 1,500 fset, if not lorge!.
Ind so because of that, th€ city code says that if
thB!6 are no other reasolable alternatives, the
city can allor for a long dead-end strcet.
And again, Hith fisb Croek as a burier
ttrrough the c€nter here, there is no other ray to
get to the souti etd of tbe site, the old Eenly
!ane, rhich, again, rould be the nsx st!ee!, is
ttre only ray to get ttrere, and go tbat ig a
Decessary eleoont of liis plan or for any
developuent that riII occur here. lle just dol't
see another bridge or access across the creel,.
As I lentioled earlier, the project is
proposed for aII detached tomhoues. Each
certainly naa! the goal of trlinE to plotect tle
runoff and plotect lish Clsek froo beaq
storeBater rain events.
I should point out, too, rs I lentiored in
the !epo!t, that tlo x.tetshed district bas
revieted th€ plans and has apployed a Portit fo!
the project Es proposed and belnE considered this
eveni[9.
8!ief]y, thers are soos old or uuused stree!
right-of-$aysr vacations, or easenents, excuse ne,
rithin tle sile ttrat need to be vacated if the
city approves the project and is going to go
forrard and be reliatted, so re're recounending
that thE city council act or that leguost as palt
of a package of ireus this evening.
trs far as the PIrD thaD' PUD is used j.n
Maplerood in ualy different [ays, but oftentires
for residential devoloprcnts i.t's used to allor
for deviations or unige dasign eleuents in a
proj€ct to Bake the Projoct betler fit a site'
trnd again, on paE6 ? I have outltnad nany of the
leasons and Btandards that tho city uses for a
PUD, Ihey have include having r variety of
building setbacts, having lhe detached toml:ouses
on snaller lots than code rould aoraally alIor,
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there should be a }ot less headligh! glare going
to the no!t!, especielly directly into any of the
sindoys to tle hores on the north side.
I included on pages 9 rnd 10 the t!8ffic
ele8ents right out of the Elll. Rather than
renrite it aU, I just iDcluded it aII fo! i'our
reference. Ihe eunrry of that, ho*ever, says
that ths tlaffic malysis using a oore
conservative tlip genetatio[ nunber, and again,
this is for thE 299 uft plan, and an in*eased
desuiptio! to ald fton Xulnsy Stleet did rot
signifi.cantty change tlaffic results. Ihere ras
no significant cbange ia the level of serYice
valueg of the inlersections included in lhe
original analysis, the delay on the soulhbound
approach to Sterling Streel did not increase or
renains sinilar to no build conditions.
Iherefore, the ritigation Dsasures Plesented in
the original EliI are stil] lecomsnded and no
fulther Biligation neas[res ate recomendod.
And thosa liligation Eeasllres included -- if
you go back to the overhead, thanks Dick -- the
addition of a righ!-turn lam fo! eastlourd Carver
into the project si!e, r left-turn lane going ilto
the project site on calver/ .nd an office mP
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have to Eeel all of our Palking stsndald3 as th€
final designs 8!e rork€d out,
Let'3 s€e. I included in the report sone
infornation f!o[ Bruce tuldelson at the end of the
!6port on parks deparhert and thei'r parks
coEEission Positio[s on palk dedication and land
dedicrtions i! this natte!, Those are the last
ninutes and ilfolnation starting on about page 115
o! you! leport.
So getting thlough tbls big sucker. Thrs
Iatest plan, and ncv onto lhe concluslon on page
1{, does have 108 pure unrts than the plan thar
the council reviened and analyzed xith lhe !Ail,
and that xas obYiously su.builted eallier this
yea!. CIearIy there are sone Deighbors that Yould
prefer no developnent here. thele are othels that
rould preler rouo but not as !uch. But tbore has
to be a brlaaciug of rights betfle€n the
exp€ctatiols of the developer, th€ lights of the
developer ald tho city oldinances developrcnt
stardards and our city coryrehsnsive PIan,
It's, I guess, 8t least ny oPinj.oD, I'n not
going to sPeak for everyone on staff, t'hat this
proposal balances the citl's i'ntelest jn
selving mny of the natural features on lhe
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Hould be a right-hand lane on Carver to go noltl
onto Mcxnight Road, trnd Be're still recomendiag,
agai[, lf this project goes forrard, that those be
included as put of the Project aPPloval
requireuents.
Iree ard tree reDoval, tree rePlacsnent rere
also i&poltant eleuenls as PoiDted out bI tha
planniug comission and citl council in their
revies and as part ot the EI}I. over this Past
sumer ths applicant had a significant -- not a
significant -- a tltorough tree inventory don8.
Thel found 1,011 significant or lalg8 trees on the
property. Tlrose rcle a valieLy of sPecies. And
agai[, I go through on Pags 11 aII the
replacelents and tbe remval lunb€ls ttrat they are
proposing.
Ihe plal shors saving 6{5 larye troes. Ihey
rould be reuoving {65 large trees xith the Proioct
gradiag and construction. Eased on the ordinance
in place at the tine of their application, tley
rould have had to replace 7? lalge tleos' Ihey
are proposing to plant 515 troes, agsinr 83 a rix
of species a[d sizes, including 147 deciduous or
over-story trees 8nd 88 coniferous trees. So
those nunbers are nell above the nunbels, agai!,
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MAPLgwooD crrv couNCrL I4riETI'NG, 9/28/06 - RE: cARr''E? cBossrNc
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of lhe tree ordinance that f,as in Place at lhe
ti-oe of theh apPlicatior. They are clearly
delarled rith anl tree Plan and tree leplacenenls
that rill need to be carefully nonitorad, aad
agair, that's soDetling that lhe slaff and
develope! yiII havs to t{ork closely o0 if the
project goes forrard.
Iho applicant has not aPProved -- ercuse
!e -- not yot aPPlied for desig approval as rith
sone of the otbe! Proiocts the council [as seen
It seeDed plelature to get into s lot of the exact
alchit8ctural and design details for a couPle of
reasons. lirst of all, if tho project doesn't 90
fo!xa!d, then that nould be a rasle 0f tine and
resoulcss. Bu! secondly, lhe d€ve]oPer toid ne
loday they are still flnallzug lheu lrst 0f
builders and the designs, and then they Pould be
bringing those back through our coorurlly desrqn
r€vier board again if the Proiect is aPploved
Parking, tJrey are PloPosing at least txo,
each udt hayo a t[o-car galage and enough space
o[ each driveray fo! tro vehicles lhere shou]d
be enough off-street Palking. Eoreve!, fle [oted
in the property t^hat any of the narrore! streets
or driveuays rould not allor parking and uould
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site flhile giving tls ome! an opporlunity to
develop the site.
there is a point of refereDcg tlen. IhE
planning counission, ss re note on tho !epo!t,
reviered thjs proposal o[ teptob* 5. Ihey
recoumanded on an 8-0 vote thrt thE council deny
the proposed PuD, the vacatioDs, the ptelininary
plan. Ihei! linutes are included starting on page
98 of tha repolt. I dotr't knor if re'Il have a
lepresertative here tonight or not to nate a
rqort on thatr but you have those nilut€s for
your reference.
Tonight then re hrve as a staff three
leconrcndations for you. lhey stalt o! page 15.
Ih€y are -- xe're reco@Ending approval of the
resolution on page 91, rhich is for tle planned
ulit developnent for the carvo! Crossiag project,
fuain, 191 detached tomtrouses. I{e're
leco@lding that approval subject to the eight
conditions outlhed on pages 15 and 16,
Iten B is our second recomendation to[ards
the botton half of page 16, lgain, that rould be
the resolutlon for the racation of lhe uused
easements aad right-of-Tays l'ithin the Ca er
crossing developoent. lnd then itetr c on thg top
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of page 17 is ou tlild recomendation ttris
ev6ring. iterre recouendiag 8PProYal of tie
preli.uinrry plat receiyed bI the cily on August 8,
2007 for the C8rver Crossing project. Igain,
re're recormending that aPProval subject to 13
condilions, and rhose go on Pages 17 through 21 of
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the staff repolt.
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Page 22 of the staff report has son€ coments
re received fron tie neighbors. Ie did suYey
ovu 100 property omersr 101 by try count, rent
out at least ?50 feet fror ttre site aad received
saveral replies, h{o yith co@nts and five rere
against the proposal.
I think at tlis point I xiII stop. The
applicants have, as you knor, a 15- or 20-ui.nute
PorerPoiDt pleseltation that they tould lile to
give now tlal riU hopefully, 0r !sy, ansxer sorc
of your guestions, and than Chuck and I can take
questions floD lhere.
M!. [0llGiIE: OhaY. So You rou]d like
to havs us reserve our guesliots utrtil rc've seen
tbe PorerPoint?
!R. ROBEBtrS: If the counsel Yould,
tbat rould be our PrefeleDcer Yes.
l'$. TONGRIE: okay. Before re proceed,
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ale there any hoediate Eestions lhat you xould
like to have ad&essed? Okay. Irell, vely good
tlBn. Let's go ahead and see tle preseniation.
I{elcooe and please stat€ your nane and ad&ess fo!
tle recold,
MR. SCEIIEIDEX: thaDk you, lhdan Uayor
ar:d neobers of the council. I'ly nane is Curt
$chnei.der. I'l dth CoPa! Developnent. our
ad&ess is 867? Eagle Point Boulevard in lake
EIno, Mimesola. I'n pleased to be here bEfore
you louqht, I Wess it's night, afternoon, to
prese0t ou! Carver Crossing al l4apleYood proPosal,
t{e've been rorking on this for guite sone tine and
eagerll anLicipating b€ing beforo you,
lle have prepared rhat I hope to be a brief
but detailed prerentation o! ou! Pl'D Plan that's
soo€rha! differett lhaD rhat you nay have observed
at tle planDing coDission if you rere at the
ne€ting or if you've had a chance to vre[ the
{inaudible) .
Rattru lhan go through the plan docr)Ilents,
pe! se, re ale laking nore o! a Lilelal aPproach
aad descrrption of what this Ploject is And so
I'n aflard to say the presentation Lsn't gorng !o
bave a lot of gaPhics. lie do have lhe graphics
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MAPLEWAOD CITY COWCIL I@E?ING, 9,/28,/06 - EE: CiRI/ER CROSSTNG
fro[ tho previous Plannilg Prssentation at lh€
tail end alld re can sGoII those. Ibey offer a
better viee of the p1aa,
But xhat re uould like to do i.s descri.be fo!
you flhat this PUD is, desclib6 fo! you xhat the
public process has involved, Yhat the Planled
developoert process has involved, and touch on a
nurDbe! 0f the sPeciflc city slaff recomendatlons
To aid in the plocess of going through the
pr6seltatio!, and I don't xant lo rea]Iy selve
mre tian ar outli,ne and a recold of ou!
prese[tation tonight, it's in the fom of a letter
and ltrs tlhat fle'rs goinq to go through. lnd so
if I rere you, I You]d follor tle scIeen, but you
can cettainly follor this narralive if you like
It rill also help ue fron straying too fa! aDd
talking too nuch (inaudible) .
8i!st off, hor re vie'r lhis planned unit
developnent j.s as a cluslered single fal*Iy
developEent plan integrating roodland, upland,
retland, and open space pla! .ng lnto the urban
devolopnents areas of lhPlexood.
ilhat this Ploject does is incoryorale tie
single fanily hoDe as a clusteted planaed uit
developnett rhich is alloued by tha zoning
MAPLEWOOD CITY COUNCIL LTEErING, 9,/28,/06 - RE: Ca.RIER CROS.STNG
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ordinance and encoulaged in your coryrehensive
plan. l.lld K€n hss touched on a nub€r of lhose
thilgs. The resulting Pm plaa is alloring for a
site plan that is legally better suited l0 help
preserve the natural features of the site rhile
$ealing a nunber of t"\ings. lnd so re rill 9o
through lbose quicuy, as long as the clicker
rorks for ue.
Tho filstr and laybe the ros! p!o&i,!e[t
foatule of the projact, is ilteglatod open spac€,
both rithin the project ad connecting to adjacent
Ransey County la!d.
0pen spaces and green spaces recognizes an
ilportant asset to llaplewood, i{o knor ttrat rnd
re've certainly observed tlrat in both south
llaplerood and tiroughout t}e city. t{e understand
tbst apploxiEately 20 perc€nt of Maplewood is
eitler designated as opeo space or park area, }Is
lhinl xe've raised the bal r,!th this plolect and
set that nurbe! at 38 aod a half. So r€'!e Ploud
to be able to add over 2? 8c!es of open +rce to
lhe franerorl of developuent il the city,
Increased creek setbacks and plotections,
r6'yo done a nutrb€! of tlrings specific to tle
creek tlat re can only do though this planned
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reEired. So oul average setback to the lxo
retland on the north eIId is 50 feat or greater,
lnd .gaiD, lhe xatalshed disbict has reviered
lhose plans and aplroved th€a,
keas of Lhe site to renain undeveloped,
Developable areas of the site are being left
undeveloped to enhance the uood.ands, uplands, and
plotect tle loSt plonounced slope areas and
Mi[tai.! an undisturbed buffer !o the Do!]End
Eeightr neigtbolhood.
Ihat'3 one of lhe ite.es lhe phnnrng
conoi.ssion talked rlout ras lhe adjacan!
neigirborhood, and I think rerve done a -- if you
tool at the plans in detail, hare done a very good
job of trling to protect that entire reslerly
ProPe! area.
Again, planning and developnent attribules,
buffering fron the neighborbood ro Lhe xest.
those resulling srngle fauily hones are gorng to
be consistent rith xhal the rciglborhood t0 the
rest is developd as. Ihe lots {ilL be sEaller
but the houes rill be of a sidlar sire and scale,
}le have loohed specifically at !rying to stay aY{ay
and not infrioge too nucb on tha! Prcject. If you
Iook on ttre very nolti end, le're glerter than 200
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unit develople!!. Ihe awrage creek setlacks are
$eater tlan t[ice the leguired 50 fe€t that xould
otharvise be lequired. tle have irplemented select
ravine and eros.ion areas as being restored and
plotected. we've identified conservation easenelt
areas rhich are enhancing protecLiols thlough
significanl stornrate! Planniltg.
And I krofl our engineer is goiDg to be
anxious to ansxer aly guestions about the
stor@ate! plan because il's an i.ryressive plan.
Iie 1$or it bas raised the brr in llapl$ood in
terns of storsyater treatlent, rnd, gite fraukly,
is doing sone trenEndous lhings i! telDs of
slomfate! in bhis region.
As Ken nentionedr the ratershed distlicL has
approved tle Eadiog and stolDflate! PIa[ Peroit
procesr, ald on a staff level discussion, they
have talked about tlre significance of that PIan
and openly questioned, rellr re'v€ nevet given an
arard to a developr tor lbei! storNater
planning,
Iucleased rctland setlaclc. Ethouqh rerle
at the staadard setback xith a nurber of our
structures, the average setback on ou! site is
greater than trice xhat would otherrise be
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feel aray fror the nearest hom. If you 10ok 0n
the louth end just north of the creek, {e'!e
greate! than I think 90 feet alay fror lhe closest
hoDes. Alld then alL along that area xe have not
distulbed, even !o the extent of connecting
roadrays tbat rere desigoed to coolect, xe have
pos6d not to do tha!.
Plactical site design and nitigation measurcs
as j.t relates t0 adiacent tlaffic noise and EA{
noise nitigation, and re cal tall aboul that in
mle datail, but as a highlight, re've reraoved 109
hones frou the daytim noise aleas. lle'Ye
positioaed lhe hooes that you see on the plan rB a
nanle! tha! lhe vast oa]olity of then have placed
the outdoor recreation ateas, lhe areas that xould
b€ affectod by daytiE noise, in a Danner tlat
they ale shielded by th6 house, And rc've also
Iookad at the positiodrg of those horcs as it
relates to tle dislalce and tle elevation changes
as you Progress thlough the 8ite. 0n lhe vely
no*h end of the site, those hones are
significantly lover, 1? to 24 feet belor ttre grade
of the highray, and on the very soulh end of the
site, you stall to sge xhere those honss are 2{
feel above, above the lnterstale hrghray. Anc rn
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MAPLE IOOD CITY COWCIL I,EETTNG, 9,/28,/05. RE: CAXIE"R CROSSING
It's necessaly to incolPorate the clustellng anC
cleation of open space, allox fo! the undeveloPed
aleas, enhance the stomraler Plannrng,
accodoodate ths ressonable and practical single
fadly dsyelopelt, Iike the couprehensive Pla! is
lalting us re should do, and you can see in the
lslrativE th6 coapuisotrs.
w6'!e lot trling to reach for, !o! can rs
right nor rith r single fanily plan, that {.i
single fanily deusity isn'l practical xith lhis
site, rith the s]oles, xith the Yel]ands that
exist, but re're al a range ttrat nales sense and
rhere we can dedicate. A significant anount of 2C
percent of the site ir open sPace or as palks and
lre can do a.].ot of g0od things Ylth our plannrng
effolt. And 30 that's a lalor facto! behind hor
re can nake this plan rork.
Lots that supPort an aYenue ho[e size, hone
pad or building sile of 2,400 sguare feel. Each
building pad site on tleee lots, even lhough lhey
range ?,500 squaro feet, loughly, they acconoodate
a {0 by 60 building pad. And so wlthin that alea
you could fiII it uP xith a house, and tha!'s a
nodest, if not a litt]e iargu buLldiag Pad than s
lot of hoDes otght suPPolt, AIld so re can easrly
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belHeen, tlere are various Lechliqueg {e've
enployed frou berning, frou s€palation, trying to
tls€ lenry ],ane as a frontage type road, and sone
of the natural sl.opes, rain galden aDd landscaping
featules ttrat xe'ye tlied to ilPle.Delt to helP
trith that Doise that is b€ing folcod upon tbe
property.
lark land dedication oPtiolrs. llthough there
is ao city park land use Plan for this site, r€
knor through ths public Plocess that tirt's been
an iten of discussion, and then for sole r a desiro
to see pal} on thi.s Property or se€ sonethj'ng
along those lines inplenented. trnd so as Ye tlant
througb tlis revision process, xe tried to
proactively look at that issue and re've dovissd a
park ptaa dedietioD option ttrat re could find
ane[a]Ie.
Ihat land dedicatiol option has a couPle of
componBnts involving the oPen sPaco thrt erists
{it}in th€ site, it involves sore roodlard Palk
a!ea, sone slop€ and overlool P8rk s!ea, as IeIl
as soBe aleas tlat you can integlate t!8il
connections. Ihe second conPonent could
potentialty involve a regional trail connection
essentially f!06 CarYer AYelue to the Ransey
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sstisfy anI lj,nirurd hone size rsguilenenis that
the city cullently has, be it one and a half story
o! txo stoly or singl€ level square fool
!equirenents.
Comon and planning developnents, and
necessaly in a Planning developnent like lhrs is a
hoo€ome!s' associatioDi ProPerty nanagenent
oynersbiP and contro] corPonent, tJith the prrvate
open spaco and with lhe privale road netuolk and
so forth, lhete needs lo be a slrong qoverllng
eDlity lo that eleoent, both fro! a Mlntelance
proteclion and ongoing uPkeeP Perspectiv€,
On top of that, rhet re IiI€ t0 tly to do
rith our honeorners' associations is give lhe[ a
Iife of their oH!. I{h€n a Project is successfu},
it'3 dev€IoPed, Poolts 8t€ happy in the
naigtrborhood, the developer leaves, and sonetrmes
you'I] see a homeomars' associslior stalt to
slid6. they donrt undelslaDd the resPonsibillEes
lbEt ale Put uPo0 the! in terns of budgetinq for
&autelance and so forth. lnd re lry very hard to
pride ourselvss in mintaining ou! level of
i[volvelsnt in ttrat Process throughout the Plocoss
aDd establishing a strolg ho[€oxnelsr assoclatiolt
ing bodl for a neighborhood like this'
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and goverl
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County land to the south'
And so xe'v6 ProPosed that as an oPtion. Ilo
krov that the parks conniesion has be€D Pletty
erylicit about the fee, lay ttre fee, and re've
laid out sorc options either r8Y.
Suffice it to say that if the Isnd dedication
rere an acceptable option, il's trice t[e land
uea that rould othelrise be tequired by your city
ordinauce, rhicb is 10 Percent, and this land alea
of al4ost 15 acles, it's a little over 14, rould
be 20 percent of the site.
In terns of rhat the PlanniDg and develoPDent
truly is xhe! you get dorn to tie holer and tle
size of the lots and density, the lots are ?,600
square feet on aYslage ald covers kind of the
nininu and the nariru! ra0ge. trDd tle density
equates to boti 2,6{ horcg psr a$e, blt if you
Iook at it as an ovela1l site uea, it's sboul
15,500 square feet Pe! house. And so that's tuo
interesting {8ys to Iook a! deusily. 15,500
square feet, again, is aloul one and a half lines,
obviously, of rhat a 10,000 sgualo foot lot rould
othelrise be.
Ihe reduced lot size is really rhat is
alloring us to add the featules to this ploject'
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trlong with that, Fen uentioned developnent
archilectural controls. Ihese Er€ single fanily
ho[es or toffihones, if you ril], on sualler lots.
typically, single fanily hoDer donrt require
architoctulal levistrr but rhen they are on snaller
Iots, re uaderstaad the reed to look specifically
at design and so forth, and ttrat, as identified,
rould go tfuough the desig revier board at tle
tine that re have the builders design packets
pulled togethet.
So in tems 0f lhe P0D conclusion, I'o going
to identify what the slaff report did in their
thorough reviex. City staff agr€es ttith the
applicanl that the developrcnt rs proposed yjth
the proposed code deviations xould produce a
developnenL of eEaI or superior guality, that lhe
proposals do not colstitute a threat to the a!ea,
and that tha deriations are requiled for
reasonable ald practical developuent of the si!e,
lhatrs a strong recoEmBndation rhen you loot
at the language 0f your planning End developnent
ordinalce and you look at the specific
require.lents and fhdings that ue obligsled to be
shonn rith the planaing and developrcnt, And i!
addition, as Nen rcntioned, there are a nmbet of
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other projects, sirdlar projects, that have be€n
approv€d that rould be consistent rith this tyP€
of plan.
Nox fo! the public process, 8nd this is going
to !o1I a litlle faster so I car't stlay too far,
bu! sinc€ tlis plan has started, [e'v6 had in a
couple of south leg ueetings, Co!a! Project
infornatioa, site plans, fact sleet delivery,
personal linitations to colrert to council
nenbers, planning courrissioners and area residenls
'iithi.n a 750-foot radius, a neighborhood Eeeting
at the fir6 hall, again, xith extended
notificstion, tro plandng comission P$Iic
hearings, txo plaming coEoission neighlorhood
surveys uailed rith returu enveloPes, B-Bai] and
phone fee&ack options to correspotrd rith Plannilg
counissiou public heariags, ald tro citl council
Eeetings as it relates to the EA[.
In addition to those publlc colu€D! 8nd
feedback olportunities, leviering coDoent
opportunities have been offered to 22 plus outside
agencies, including the }ist you see here. That's
an i.npressive list of agercies that have been
given the oppolturity to co@ent, ald traDY of tben
have comented.
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one and a half ye8!s, loughly, of neetings,
consultations yith city staf! and city
consultants. Four plan revisions: If you go back
lo the original tro concEPts, the 299-unrt EAI{
plau and then ou! leactror to the public fee&ack,
and lhe revision that xe're presenling to you
tonight.
I{e've incorporated park options, reduced the
envi.romertal inpact fron that rhich was
identified in the EAII through those four plan
revrsions, Extensrve [A]l revrer for what has
lesulted r.n a discretronary or Yoluntaly Plocess
AIld just a leeinder that ths EAI{ process, allhough
concluded, if ttris rele a n8r Project before you
tonigh!, it rou]d need to be at a threshold of 250
hones for a latrdatory EM and at a ttueshold of
1,000 honee on this satre proPelty to requirs EIS,
(en has already touched on the F,lil
detemination. The othe! additional it6n of
inportaace containad rithin your packet is thal
sa[e city consultant that reviered and prepared
the EAll under the city s nanagenent and
autborization has revrevad tlese levrsed Plans. I
believs the citY onginesling dePartDent asked thee
to levier it. the conclusion that Ki.dey-Eorn &
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MAPT,EWOOD CITY COUNCTL t@EmNc, 9/28/06 - "E:
Cr.RltER CROS.STNG
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Eoy xe rould suroalire the public process:
Each hearing, as Xen nentioned, vas nailed to over
100 individual addresses. Mailings xer€ sent
beyond rhat is outli.ned by ordinance, Nultelous
palties have been eagaged in th6 plocess ard their
fee&ack has been actively sought by both tie city
aDd by us. lle've been very open during our
proc€ss, lrd a! the fj.nal public hearing,
coroents and guostions rsro eiLhar received or
delivered in person by five indivrduals, Ttto of
these individuals rcle at the hearing as rell.
Eor xe rould sumariza the public process
conclusionr less than 5 percenl of the ploPerty
orners have been notifisd or engaged in lhe
process and lemi.n engagsd. The nalority of the
housebolds and people on the extended naillng list
and a najority 0f Maplettood rssidents ale not
expressing concells or opposition. the
dovelopnent plaD has bsen enhanced and influenced
by the pullic process, and the agencies thal have
comerted have provided practical fee&ack lhat
has aided in the creation of a reasonable and
balanced developnent plan,
Noy the pIaD deYelopnent process, uhich has
been nore }engthy than the publlc probably. Over
MAPLE IOOD CITY COUNCTL MEETING I 9'/28'/06 - RE: CARYER CROSSTNG
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hopefully ron't lose ry voice, It's going to 90
ralher guickly.
It's consistent xith the goals and poucies
of the coryrehensive pLan, and the page nurbers lo
the staf! leport ale idenlrfied. It's consislency
xrlh cooprohensive plan/Iand use plan is
coryatjble in keeping xitl the types of hones in
the area, It's conEistent riti and, in fact, nuch
Iorer than the density standerds in th€
couprehelsive pla! for single fanily developnent.
Regulu available conDections to nunicipBl
sanitary sexel and rater. They've outlined lhe
ef f icienl and feasr-ble availability of :nunicipal
serer and water is al inconsistency with the
rntent of the cullent R1R zoung distlrct. il's
consistent and rn soue cases exceeCing ihe
applicable slandards, goals and policies of lhe
ldssissi.ppr Rive! critrcal area !Ian. lhat i"he
PUD rs proposirg code deviations that ale re$ired
for a reasonable and practical developnent of the
site. That tle PlD rould Pro&ce a deYelopn€nL of
equal or superior quality, Itat tle PUD proposal
does not constitute a tlreat to the a!ea. Ihat
the pliyate drivetays and reduced setlacls rill
Iessen the anount of gradiDg ald tree reooval on
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pemitted at a {.1 dx€Ililg uni! Per acre densj.tl,
MD plan that has leen i.ldePendently
reviered by 22 agencies and supported by clear and
detailed reviex ald recomendations for approval
by a galified and professional city staff. A PoD
plan tlrat is betrefiting the public by recogniziDg
and providing open space at a ratio nearly trice
ura city ride park ard op€n spac€ offerings,
increasing ald i.lproving sccess to adjEcent Pub]ic
open space, establishing trro to one avorage
fletlard s€lbacks 0fferiDg trica tbe park land
dedication, establishing greater than tYo to ole
tree setbacks, irplenenting gleater l'han txo to
one stomilate! tleatnents, planting six tines as
&aDy tlees as reEired by ordinaace, providing an
average siagle faniiy boos sita alea lalio Feale!
lhau one and a half tj.nes the nininun, reducing
the i-npact docunent thlough the EAIi proc8ss and
[e8tj,ng prlyato]y lalaged and sai[taiDed
infrasLructure at Do initial or ongoing exPenre to
the public.
fhe city staff aDd engi-Doels arc recomaDding
approval of tlre PUD and prelini:rary plat citing or
outlining to the planning coEldssioDs a nuler of
points, And I'r goiog to scrou through these and
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the ploperty. that the ploPosed code deviations
do not incleaso the densily 0f lhe housing and the
developnent ovet oth€! loxnhouse Proiects, That
xchanging the comon Iand for ]arger ]ot si.zes
xould nol change the ]ocation, des!90 or nurber of
units in the developrent, Ihat the city has
approved si-dila! style deveLop€nls in lhe past,
that the proposed density equates lo an averags
site aroa of 16,420 sguare feet Per unit ard lhat
all lots app€a! to be consistent in size and
layoul, if Dot lalger.
It's consislent fiith lhe denslty slandard :.n
the cory plan for singJ.e drelling:esrdentral and
lo'd densrty nultrple drellrng developoenls that
the city engineers are genelal]y satisfied rilh
the project plans titi several techlical and mnor
design cbanges. Outlinrng lhe inceased
traffic has been analyzed and is not justification
for denial. That the recom€ndad traffic
dtigation ueasures presented in tJre EIii are still
!€co@aded ad t[at no furtlu urtigatron
rcasules ale recomsnded. lhat the uss of the
Iong cul-de-sac existing E€nry lrne is necessary
and the only practical alternative for access to
the area is soulh of lish cleek That the
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Associates uade vhen tley reevahated tle 191 houe
plan is listed here.
The revised projec! flould in nany aleas
leduc6 tle irpact docunented thlough tle EAtl
procsss, Do additional adverse ervironDelta]
inpacts vould lesult froD tjl6 plan, heDce the
fiadings ard conclusions of tie Elil !€nair valid
as they reflect a rorst case project irpac!. tad
t}at's contained ritlh louI packel, I'd certlin.
So when you put tle plamsd derelopneut and
the pullic process together, rhat do re end up
xith? lle fee] Be haye a EUD developnent plan that
is avoiding tract developrcnt pattelns and
ulilizing a reasonable and praclical approach to
balance the conprehensive land use plan rith
developuent rights supporled !o the propelty, lti.lh
the uniqueness of the propelty surrounding open
spaces and public com€nts and intelests in the
a!ea. I PUD plar that is consistent rith lhe
conprehensive land use plan and conprehensive plan
goals and policies, ard othe! such developuenls
throughout the cit, although ttre size ot thE
resulti.ng Iots are large iD coryalison to oths!
detached tomhone sites, ard the de$ity is
reduced froo that rhich xould otheHise be
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Rarsey/wasbingto! n€tlo satershed dj.strict dtd not
find any uajor issues rith tha proposed plans.
Ilat the proposed planting of 546 trees exceeds
lhe ?? rephcemlt tlees reguiled by ordinance,
both in nurber and in size, a.nd is il fact qreater
lhan six tiDes the nunber of tlees reguired to be
planted at the tine of aII land use applicrtion
subnittals. Iha! the tlee Preservation PIan
plepared for tle site is lloba}ly ttrs Dost
extenlive plan received by the plaming
connissi.on. fhat vas not in lhe lePolt but
s!.maliz€d at the planniry couuission neeti.ng.
Ihat the develope! rill savo, P1ant o!
bansplanL at Iasst 1,192 tls€s oD the site,
iDcluding seven rain gardens 8nd six idi.ltration
basins rith landscaping. Ihat there are no najor
concerns about the likeiy elevations of tle
proposed tovnhouses silco ttre deYeloPBent rill be
sonerhat isolated froo any nearby houes, and that
the only buyers of the detached tomhoures rculd
be able to see the fronts of mst of the ner
buildings.
Ihat the develop* or lhe builde! shall
subnit their building plans to the clty comunrty
design reyier board before bullding perml
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you rer€ on that Page of the 22 agencies. They
just reren't lisled oD this brochure re had and I
*as just rondering if l could see lhose again.
!R. RoBERTS: IheY are on there.
m. SCENTIDER: 2-G.
MS. Cr : OkaY. I found theu, That's
okay. Thank you.
MS. IONGRIE: OkaY, Questions? ilell,
I guess I can gel started l have a fefl
questions. One ls as I $as looking at all 0f our
doculentation be!e, I rasn't Eite sure. l'lhen ras
tle land nas Purchased bY CoPa!?
I'lR. gtrNSoN: Good evening lor Eanson,
CoPa! ConParli€s, The ilitia1 Pulchase of 10 acles
of th€ site las done back in I believe trugust of
200{. That rould havs bee0 the inltial Purchase,
Ard th€n subsequent Pieces -- I thj'nk there rete
actually four different landoxners that xe
acquired propertj'es.
US. LoIIGRIE: Us, Crve.
Ms, cAlE I Fo! the develoPe! I don'!
knor rhich oDe xants !o cone up and ansye!, Just
a Eeslion about the PloPerty that People have
been asking and I havs rondered, too, Iou Paid $5
nj.llion for this property, and did you receive any
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iesuance. There ale ?5{ total puking spaces for
the 191 housing uttits.
Ihat th6 police departlent, parks departlelt,
and fire narshal have revierEd ttro requests ald
proyided coluents, lbat the revjrBd plals have
108 fefle! units than th6 site plan and EAtl
analyzed. That the property omer has the rigbt
to devolop and use his land and that tbe city nust
balance the interests ald lights of the ploperty
orner !o develop his lard rith the ordinances,
That the reyissd ploject fould in nany areas
reduce the iupact docunent tbough the Elll
process. fhst Do additional adverEe environDental
ispsct lrill result fro! the revised PIal.
lnd concluding, that ttre curlent ProPosal
balarces the city's interest ir Pleselving eary of
the natural features o[ tho 6ito rbilo giviDg the
ome! the oppoltunity t0 develoP the site, and
that this balanc8 is sonetbing lhE citl should
strive for tith every devsloPtre0t,
those are strong recomendations fror your
staff, and te consur riti all of th6r. And there
are sone tougl ones in thele. Ihere ale
obligatious oD our prrt to satisfy, and re have
evaluated those aad concur rith those additionll
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\4APLE\OOD Crrv COTJNCTL ITEETTNG t 9/28/06 - Rs: CAR1ER CROSSTNG
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cooditions.
So re feel xe have a stroog and successful
PgD plan. The planned develoPnent process, pubbc
process and lesulting PUD has evolved over an
extended period and resulted in this high quaiily
pl.an. CoPa! beiieves that as a Professjonal crty
staff by virtue of their indePendent and detailed
analysis, recomendations and knonledge of the
plan, tlat lhe resultiag proposal is a balaaced,
reasonable, consistent, and practical application
of the !0D provj.sion of the city code and the
adopted land use plan of the citY.
The p$]ic benefits of lhe plan have been
clearly identified and are quantifiable and
neasured. And that is a cl[steled single fanily
nei.gtrborhood developuen! and integlated oPen space
plan ttrrl xerle Proud t0 suPPolt and re hope that
the city o! ltaplerood is Proud to suPPo:!.
So again, tte lave the plau docueents skexed
up if you rould like to talk about aly specrfic
elerclts, xo can go through those, but thal
concludes tha presenlalion,
MS, !0NGXIE r rhank you very nuch l n
sure re have qu:te a fer qJestlons. }1s. CaYe
MS. CAW: I just have one flor xhen
MAPZEWOOD CITY COUNCIL I,@ErING, 9/28/06 - RE: CARTER CROS,S'IIG
lypicatly a due diligence period Hhen you nake an
acgisition of this size. 0nderstanding xhat the
city's long-tem vision for tb€ site ras suPPorted
rhat ee vanted to do. Ihe key lo that ras vhether
or not utilities nere available t0 lhe srle.
lle did rcet rith lhe st, Paul rate!
dspaltDenl and drd our research cn availabllrty of
seye! and so folth belore xe trade lhe acguisitron
So that ras certainly part of lhe due dllrgenc€
Bu! if you recall duling 2004, i! ras a YelY
coryelitive scene for developers in acgl.ring
propslties and so forth. So re chose based on
kaoring that utilities rere availal]e to the site,
kDoving rhat the site vas guided for to Ilake that
acqrisition.
uS. !oNGRIE: Thank You, Actual]Y, if
I coutd, I'1I fol]or up naybe Ylth staff, because
I have sone questions lo lry 8nd undersla:ld the
coaprehensrve plan together xith lhe zoning And
I took out uy couprahosive llan and I ras looking
at page 50, because I believe that's rhele this
is, and I don't knor if !1r. Robelts can rolk xith
this question or !lr. llrl. I'! rot sur€ rbj'ch.
But I'r ]ooling on page 50, because I sas
trying to undersland this as rell, and I see that
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assurances .- I Dean, you bought it rith kroring
that the zoning ras rhere it xas at $ith thB farE
and the [1R. Nor, you didl't have ray
contingencies on tlis purcbase, vhich a lot of
Iandomers have contingencj.es on purchases like
that. Did yo! receive arry assurances that you
could pu! this typs of developDent on this
propelty? I knou you have laryers and sluff and
so tiey knor -- I rcan, they'le snad, tbey knor
hoy it rorks, and it just se€mr like kind of a
stlange thing to purchase rith knoxiDg the zoaing
and then you $allt it changed.
l,lR. SCEIGIDEI: lhat's a Yely good
quastion and I thinl a fai: questior. Certai.nly
there is no assulance. You folks ar€ the folks
that uake decisions on any lind of land use
application. lorever, uhen re look at a Proplty,
the first docurent re look at ls the city's
couprehensive plan, vhich is the land use plan of
the city. It is tle plaa that t6lls us hoY the
city rants a prope*y to develoP.
tr this caEgr your zoning is not consisLent
rith your conprelelsive pLan. Your coryrehemive
plu identiJies an R-1 developmrt density, R-1
designation of 10,000 sEare feel lots in size.
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il does say that xith !€gard to this Particutar
area, that it's guided as single drelling
lesidential, and that it just siryIy gives the
broad category of single drle1llng residenliai
ld that then rhen I turn to page 30 rhen ll's
specifrcaliy talki.ng nore about the residenttal
class ifi.cation s , it says that the land use plan
has 10 residential classifications and lh8t tle
!ai! diffelstce betrEen the si.ngle drelling
classifications is the ninjrnuo lot sizs alloeed,
Thich seeDs to 0€ that obviously has an iryact on
rhen re're tlyitrg to guide tbe aDount of dsrsity,
that re'!e looLing at single fadly -- single
&elling !esidenlial.
llld so rhen I'[ looting at this, I see that
lhe coryrehensrve plan says single drtelling
resrdenlial, thal it doesn't specifically say
rhic.h subcategolies thst that toning nay be; and
i.f ronetLing is :oned BIR, that is, according !o
our ordinalce, is I t]?e of singie d{elllng
residential zoning, as j.s R-1. So I'r eondeling,
rhere is the inconsistelcY.
MR. BOBEIIS: Madan uaYor, neDbels of
the council, I rould aEee lrith oost of that,
Inconsistency is a question of denslty and
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In fact, there is no designalioD in lou!
couprehensj.ve plan/Iand use plal for txo-acre lots
or for rural develoPtl€nt, Ihe closest
conprehensive land use plan designalion you elght
have to that is the residential estate designalion
of 20,000 sgare foot lots, t[e resideDtial eslale
designation of 30,000 square foot lots, et cetera.
Ihe other tling tha!'s i-qortaDt to note
about this projact is thst al$ough it's tu tbe
Mississippi RiyE! crj.tical atea and there are a
lol of site desigl e]€Dents aad slopes and so
lortl associated rith that type of ploPelty, tjBre
i.s also a ninimu deasity allorance rithin your
site desig and l',ississiPPi RivE! critical a!€a
legulations, and this PlEn, as you 3e€ it today,
is right flithin that density allorance, So it
actually, in ou! opinioD, can't be reduced any
Iorer o! it rould be both ou! of coryIiancs rith
lhe critical uea density allorance, uiuinr:.t
d€nsity alloraDce, and out of coryliance rith the
coryrehensive Plan density alloLance for an R-1
desigrated land use plan site. I don't knor if
that helps.
MR. E!NS0I{: CurL xas not lecBssalily
involved at the initial acquisition, but there is
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utililies, Ird again, if you go to the !Bp/ you
rele right, You !e right o[ both of your [aps.
Agarn, lhis is a different velsion of your nap on
page 50, lgain, rj.th the land use designahon,
alL the rhite aleas ale fo! singlo dxellilgs, and
again, tle ,oning nap, xhich is nol in the
colp!€hensive pla0r of courss, rould be ttr€ RIR
designation, I guess ybat I rould sall the
Eandary is, is having a rural single dnelling
designation consistent rith sinEle drelling
designation herq {indicating) that doesn't specify
lot sizes. It just says single dnelliags, rhich
in ny nind ueans you do['t havs any attactred
units.
I'U put i.t this ray. In the rdeal rorld
xhen tle Rll was added to the zoning code, re
plobsbly should have had al R1R designatj.on added
to the coBprehellsive plan to Dake tiings nore
consistent, but re don't bave thal. }Ie bave that
ne have right nor.
Ms. I0IGRIE: lut can't rc vier it --
if re're looking at the nap on page 50, it is a
broad category of -- I nean, i! is desi$aLing'-
I see it as designating a broad category 0f singlo
dfle]Iing lesidential, Ind rhen I look at other
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lhe sits deserres l0 be heated in a oame! that
can provide lhe open space aod additioml
plotoctions and so forth. trnd so this is there re
rould see, I gu$s, if you refsr to it as the
inconsistency, this is vhere ne *ould ]ook to viev
palt of our right to develoP the si.te in this
nanDet.
MS. toNGnIE: okay. I{s. Cave.
MS. CtrVE: Irs sort of nec at this so
you'Il have to orcuse De if re run over a couple
queslions at the sane tiBe, but I kind of see this
different. I see lhat the publrc poLcy *as nade
to luln to an RIR in 2003. Does that nol
override -- I nean, did they tell CoPa! that Yas
an RlR? llel8 lou just choosing to -- is coPa!
just choosing to forget that it is' or did re nol
teII thel! tIEt rt flas an RlR due to pttblic policy
in 2003?
MR. I0BEMS: uadar ltayor, council, a
couple of poi:rts on that. tj.lst of all, fron the
testinony earlie! this evearng, wj.th the loning j'tt
place in 2003, Colar started naking the purchases
200{, so the R1R roniry *as in p}ace at that lme.
As far as tie roning aad tie land use Plan, their
proposal is ali detached tornhorcs, essentlally
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MAPLE 4OOD CITY COUNCIL MEETING, 9/28/06 - F'E: CiRlrtR CROSSTNG
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resideDtial.
So I don't tnov if lhat su[s up anythug o!
nales uore questions, I'tr not su!e.
!R, SC[]{EIDER: }hy I inletlecl and
uaybe add sone clality? I hope. The faru
district, if you look at tha actual roning
district, allors all the sam uses lhat you have
in you! I-1 district.
MS. IOIGBIE: It does.
lE. SCENEDBR: so in a senre it'g an
R-l district. I thirt it probably allors a little
nore faming activity as YeIl, tr liltle nole
clarity, hor xe have vi.e*ed your coryrehensjve
plan, and I think appropriately so, table { on
page 32 of your co[p plan -- and I haYe a sheet
here, Perhaps fie! it cones ll.ght dorn to 11,
table {, lhe vely top, I y{rote sone notes next to
tlat, identifies tle 10 resideBtial. designations,
ADd it not only identifies those designations but
also attaches tl6n to lot size lequirmerts.
Ilere is n0 rulaI ]ot sire requirenent in a[y
of those R-l or otlrerrise single fanily
designations. Ard so f,e ale proposing rha! $€ see
as th€ appropliste I-1 dersity as a plauEd unjt
developnent because the srte is uniEe, because
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cities' corprehensive plans trying to mderstand
this rhole issua, I look at their conPrelensive
plans ald thgn I look at tbei! zoning, aad they
call thei! diffetent kin& of loning ttrat fit
rithin that broad category, they're lite
slbcatogories.
lnd so nhen our coryreheusive plan srys
single dnelliag residetrtial, that's sayilg this is
rhat *e envision, that it's so$e tpe of single
dnelling residenlial, ard then itis just a nalte!
of x6ll, then, your zoning tha! you have thele,
the zoning that fle halc in place, is that a t!?e
of single drelli:rg residential.
So perhaps the one zoniDg that my be
inconsj.stent that I see is the pucel that has thE
fan zodng to it, bscause PerhsPs tbat sigbt be
iDconsistent rith the colplehensive plal rhich
says si-ngle dnelling residential. 8o in ry nind,
I se6 thB qu€stion as sryiry, okay, thal pucel
that is f8m and that's the zonilg to! it, thel
isn't the quastion hor do rart to change that
zoning aad what is the plar fo! that? 10 change
it to R-1 or RlR? I Dean, that's -- I nean, rhere
I see the incossistBncy is if tler€ is so@thj.ng
that's called !aro, aDd is faro silgle drelling
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I.4APLEWOOD CITY COWCIL I,EETING, 9/28/06 - RE: CaRIER CROSSING
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snalle! lotsr sirglo !!trily horcs, if you rill,
and so it is t}eir opinion thrt that is corsistent
rith the R-l designrtion of tle coryrehensive
plan,
The zonj.ng th8t they are askiag for in tlis
sense is tle PUD. Ihs P0D becoues u overlay over
lhe entira site, and so that ovsrrides, if you
rill, the RlR designation and the fan designation
fron the zonilg side of lhe equallon,
lls. IONCRIE: 0kay. [r. Rossbach,
liR. RoSSBACE: ,Iust a couple of
thoughts to add into tbe !dr. Back rhen re did
the study in souti Maplerood, one, I xas on tle
planning comission at that point so I yas vety
uuch involved in that procesr; and ce*ainll by
ny recall, the lesulB of the s6rer studl for that
a!6a relo ttrat it appeared that re rould not
anlicipete server for possill1 20 yeals dom iD
that a!ea. And the city - the city has not put
in serer into areas that don't hav8 housgs.
Once fle get aa arer that is developed to r
certrin darsity, if it is not serered, then rc
nigbt consider going ir because, quite frankly, ue
cal thell assess people for tho sexets. Bu! lte'le
rotr as !D entity, goiag to put serels itrto a!
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because you certainly couldn't put lou septic
syste[ into a st€ep bank that ran dom !o Fish
fteek. trnd so re set that as a Einj.uro, but it
ras specifically pul in place, rhich has been
pointed out i! the staff's leport, fo! the express
purpose of having a lot tlal rould *orl for
individual sere! systelE j.n unserered aleas of the
city. It xas the only leason that that ras lhB
designation tlat xas put on tltat property,
I{e11, so nov re have had a developer steP
forxard rho says I'I1 put the sev€ls down, and so
the t{hols rationale bshud the large! lots
disappears rith that becnuse lhe entlre rationale
fo! creatiry the zole yas because there tould be
no se9e!3,
So I think that it's irportant, too, tlat
everyone understaads, because iust like Rebecca
had nentioned, I have seen nany e-nails rhere
p€ople Ere saying nhy did the develop€r Pay for
this Iot knouing xhat tbe toning ras. tlel], the
zoning is nol the lggat doqD€nt, It i3 not ryhat
the coults i! the ]ast yeals have used to judge
lhethe! or notr you knor, heaven forbj'd, but ;usl
because this is the signrficanl, rf CoPar took us
to court oye! ttris, tie court systeB xj.l] look at
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area that has no hones in it. So tlo city rasnrt
going to do it and at ]east tIo beuef on the
study ras tlat there rould be a long period of
liue before an$ody else rolld tactle it either.
I[ tlal process, then, ve cleated a neB zono
lo use in ci.rcunstances rhere rc had ProPerlies
that xe dj.d not anticj.pat€ t ere golng to get
sereted, because we certainly dldn't Yant !o have
a situation rhere rs have ploPerty that does not
have sexers available to it and re're having
people put septic systeDs ilto snall lot ueas.
tle require, as is colEon pnctice, that I
house thst does have an indiyj.dusl sexer syst€D
has enough tooD to put at least tro in, and that
is because tbey only l.st about 30 yeus and they
fail. And they can rork real rall if lhey are
naintai.ned veII, but shdies have shovD that rost
people doa't laintain thee at all.
So re anticipate they are going to fai]
Ihey ars not the best ray to go, so ye set up a
zone lhat al]oved for tuo-acre lots, and also ve
rere Iooking at txo acres ras a !id[l)I because
the topograpby in soE€ a!6as, just inagiue a
section or a lot along tle bluff line to fish
Creek or sornething. Tro affes might not be enough
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the colplebensive land use plan as the ]egal
docuent of uhat the city intetded, and they nil1
decide off of lhat rhether 0r Dot xe a!€ belng too
restriclive if that ras the case. lnd so that i.s
tle docuspnt lhat ve need to concentrate on,
zoning is supposed to be blought into
corpliance or nake it so that they are bolh
conpalible, so lhat ti€ zoning and the land use
are coryatible in this cas€, atd }{e strll have
areas dom i.a tbe south end in Partj cula! that
have the fa:r zoning on theu. celtainly fle're not
looking at tiat toning thinting xe rant fares, I{€
just leave it there in DaDy cases as a holding
ti?e of tone. tn so&e cases Ye ]eft it because j't
afforded a tax adta[ttge !o the oflne!.
llhen re vere doing things rith the property
that's non legacy ViIIage, I mea!, lhe city left
the o]d -- I'n going to forget h1s nar€ --
llr. Eicheck (sp) , xe ]e! hin set up anC ]eave h:.s
property alone zoning rise and xhat nol because rt
helped hin financially.
So the zonj.Dg leflects rcle fiat rs cullently
there or rhat rould be tlere if things don't
change, and lhe land use plall ]s the ]sgal
docuent. so thoee people flho thi:* that coPar
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car€ into this blild are just not understandiDg
rhal it is tlat is tle ilportant palt if it getr
dorn to the legaliti€s of the natter.
lis. LoN0RIE | okay. Just so that I
understand, I understood tlat Rln is a -- floD
rhat I{I. Robells yas telling us, Just so I
understand this, is that R1R is a tt?€ of sirgle
drelling residential zoning?
l,lR. IoBERIST les.
tls. loNcRI!: okay. And so is R-1?
MR. B0BERIS: Ies. And I xould say
fa!! isr too.
Us. !0N0RI8: And fam is, too. 0kay.
Eecause I ras looking at tbe ordinance l{belely [e
created the [1R, and it does sey peroitted uses,
any p€rdttod uss in tha R-l distlict sulject to
its regr:Iation. so I rould thinl that if anybody
nere looking 8t the corylehe[sive Plan and saying
JeIIor rcars single dvelling lesidenti8l, that
trhile rraybe the conprehensive PIan doesn't list
lhe additional subcategolies, that certainly our
ordiDance indicates that that is a subcategory of
residential -- of slngle drelling residentj'aI.
Nox, the question/ though, that cones ry, I
had questions, too, about tbese serer districts.
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And so rhen l'u looking al the slaff relort
froo 2003, it says -- it taiks a-boul thes€
different districts and about the differenl issues
rith regards to tle nunicipal sanitsly serer, and
sone of these different challenges that rere
facing the clty xith regald to tlis area.
And it does s8y tlat districts 10, and I
think dislrict 10 ls on the other side of lhe
fleeHay, but district 10 and 51, the existing
t3lrain valies dlastically and thele ale
signifrcalt elevation changes. And then,
lt, Roberts, you had ueutioned there earlier, that
as such, tho use of lift slations rilL be
necessaly to convey the sanitary serer floxs thele
loyer araas to higher areas. trnd then it says
districts 10 and 5? have a relatively high
cost-to-beaefit rati0 associated xith the
extension of nunicipal sanitary sere!, and then it
goes on to say -' so they lalk aboul all these
olher distlj.cts, too, that ale arolnd there -- b,ll
it says llith the excePtron of djstrlcts 10 and 5?,
it's antrcrpated that the lesl of the sludy area
could have sanitary serer service rithin the next
20 years.
And so the irplication is that sexer distlict
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AIld I xent and I ]ookEd 8t ths 2003 colpreheasive
sener plan, and I l]so looked bact at the dnutss
and st8ff report flotr 0ctobe! 28, 2003, vhere it
lallcs alout this. And rhea I'a looking at tJ:e
different zoning o! th€ differert seler distlicts,
it appears to ne, and Daybe !,r. 8obe!ts, you can
correct ne if I've ui,sread soEe of the charts on
lhe lebsite, but it appeare that ttrat uPper ]eve1
parcel tbat's closest to Carrer AYenue is in serer
digtri.ct nurbet 56; and then the other Part of tle
parcel, rbich is tle part south 0f lish Creek, is
in serer district 5?. It's on tJn coryuter.
(Inaudible) ,
!R. RoBEBTS: !{adaD Mayor, I have to
apologize. I dor't bave that [aP in ny Carve!
stuff,
!R,. AJ,I: I lecatl that, I don't havs
Lhe nap nith ne, but I do recall that the tro
dishicts x6re separated as re ]oohed at that rn
2003.
lls. toNGRIt: okay. Bacause I pulled
it up aud that's yhy I blought Ey laptoP,
8clua1ly, so j.n case I had to look at it again
because I uade a little chart for uyself, ry
little crib sbeets her€.
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5?, if it rere to have nuni.cipal serer service a!
all, [outd be beyond 20 y€ars, if at all, because
later on it says that tbe city should first
conside! those districts Yilb a ioxer
cost'to-benefit ratio fo! nuniciPal sanitary se[er
service before the dislrict that have a highe!
cost-to-benefit rati.o.
And the only reason I bling this up is that
it seens to ne in reading tie oldinaoce xrth lhe
R1R, that [hi]e lhe sefler system issue is
sonething lhat is Part of tbat consideration in
creating that RlR designEtion, I tiink that there
is nore to it than that. hd I lust Hant to say
tlat it says here that lhplerood intends to
protect and 8lhance lhE chalacLE! of areas of the
city tbat because of topoglaPhy 0r othe! factors
do not have o! does lhe city expec! to have
nunj.cipal sanrrary serer and water service
And then rt goes on to say, though, to a]lor
for and to protect a very loY de0slty, senr-rura1
residential lifestyle, the city creates the R1R
zoniag distrlct. And thloughout nuch of lhe
conprehensi.ve plan it talls about uaPls{ood's
public policy, and tjris is rhera I'r tlying bo
understaDd hor this balancing act evelyoDe talks
T4APLEI]OOD CITT COWCIL MEETING, 9/28/06 - RE: CA.RIER CROSSTNG
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MAPLEWOAD CITY COANCIL I,a.E?ING, 9/28/06 - RE: CaXTER CROSSING
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about, is lhat i.t talks about Maplexood has this
p$lic policy to look at drffereDt tl?€s of
housing vatieties, housing lifestyles, and that's
palt of xhat it is tlat our public policy is
because ra have -- actually, ttrat's one of tbe
benefits of I'laplevood is that re heve pretty Eoch
everything. IIE have every housing tIP. you'd ever
xant. lrrd ttris is tle last place left iu
llaplexood to have ! rule residential house
Iifeslyle, And that's xhat tle oldinalce sq,s.
So xhen xe'!e talking about balancing those
rights of the propelty omer vith our pulllc
policy, thatrs xhat Irr trying to undelst8nd here
because tlree of us are neu ard xe'rs Lryj,ng to
undelslaad lhese pu.blic policy things.
8ut I'n just tryilg to understand xith regard
lo the di.stlict, you tnor, the sefle! distli.ct, I
neal, there are also things in here that says
sanitary serer is -- Iet's see. septic systeos
tleat sexage equal to or belter than nu[icipal
treatnent facilities vhen they'rs Propelly
designed, installed and nahtained.
Ind I knox I've talked to sone of lhe
citizens rho live M:nt it's in Baller Coult o!
gonewhere rhere they have septic sysle.ns, and lhey
told ne tbat tbey're reEired by !,aPlerood to have
then purpgd out every tro yeErs, I tlinL it is.
So I've throm ou! a lot ther€. !lr. lllr
Mybe yol can help ne rith sone of lhese {uestio0s
I have.
I'lR. IIT: trhyor, councilr absolutely.
I ritl junp j.n on the ser6r side. Ihe olher side
of it I think I'lI leave to M!. Rob€rls. 6oing
bac)c to 2003 and th6 study that u6 did, tho sexe!
plan j.s really a chapler of ths conplehensive
ptan. But iD effsct, {hat th6 sete! plan does is
Iook at a pariod o[ five to 75 years and says,
okay, rhat aro re going to do or pip6 caprcity aDd
lreatnent corylianca. AU of tbis srea eyentually
goes dom to the Pigrs rye troatEent plaDt.
So our responsibility ss a cily is t0 leport
to the u€tropolit Council Enviromental Serrices
hor nany ual.ts do we think are going to dischalge
in the next ?5 years fron tbis area. trnd so rhat
re did in 2003 is spent time lith the councr] ard
lhe planning courission and vent through and said,
okay, gsl out the cllstal ball, I{hat ts the land
use plan? lihat ale se goi.ng to have? Eor ruch
sere! capacity do r€ Deod for the area ald the big
i.lterceptols. I! this case ti6 lnlercePto! exists
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in Carver Avenre. trnd so re rant to leselve clr
space i,nside that pipe fo! Maplexood for the next
?5 years. The reason rt's ?5 yeals, lhat's hor
Iong tle axpecl ths pipe to last before anybody has
to spsnd soney Lo replace i.!.
S0 lrerve looked a! t]ese arEas and tben tle
slarted developing the distlicts. And you talked
about thE different districts, and I don't have
the nap but I rocrll tho nunbels 56 and 5? dorn in
that a!ea. we 3lartad looking at that alea and so
re stopped and said, okay, and re actually had a
coupla rork sessioos xlth lhe plannlng cormission
and the council and sa:.d, okay, you see sone
higher density lesldential rn this arEa rn the
nart ?5 yeals, and re got an absolutely not. lle
rart to hit the Eilixun t]?o of things, soEe of
the thiugs you're talliry about. llhat Ele the
]€vels of density that xelre going t0 have? lnd
re rere focused on serer capacLty, but reaUy,
soee of it conas bacl to *hat are ve Iooking lor
ln this are8.
tle looked at this Particula! site, and the
SchIuDIas xer€ there and told us, absolulely,
xe're not going to sell this land for tle lrext 10
to 20 yeals. So xe took theo for therr Hord.
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Ihat xas in 2002 and 2003. lut re looled at il.
lad so re xent to lhe corylehensive plan and
fle said, rhatrs the best pl for the city? So xe
planned for the nininu! pot€ntial R-1 developnsnt
allored ia the land use code, and tlat i5
approrirately fou! to -- just ove! fou units Per
actg.
So xe did a DatheMtical calculatioa and
said, reII, ou! land use code alloxs up lo four
units per acre and then re allocated lhose unlts
to each of those proPertles. trnd re sard based
upon investnenl of the cilyr re rould not, for the
next 20 years, take and do a city extension oi
serer in this alea to begin the land use and start
hittiDg those R-1 deDsities. Eecause once you
start installing sever, you raguire the landomer
to subdivide in order to pay off the assessoent
$o th6 city plar in 2003 ras to say this city
is not rn the next foleseeabl,e futule, 20 yeals,
go g to inves! extending serer in this area, So
re adopled that as a policy in 2003. That's in
the plan, furd you quoted soDe of that sayj.nq the
city is at leasl 20 years no! golng !o do those
atea6.
In 10 and 5? rc said/ boy, because of the
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high cost, it's goilg to be at least uore tlnn 20
years before ths city gels involved in doing that.
Ind that's xhere you ge! dom to the issue sbere
re said, you knor, septic tanls can be very
effectiya fo! a foleseeable long-tem fulule. In
ey eind, in ?5 years xill tbele be septic tants in
tie Eallalds lloods developnent? I xould say no.
Ihey rill exceed tl:eir useful }ife. Ihey will not
have available space to have another dlai.nage
field in ttrere, and thelefole, sonetirc ir the
next ?5 yeals, the city of I'laplerood rill have !o
extend sanitary serer into 8allards lloods,
so re have that in the plan. }le've reselved
lhe capacity in t}e pipe doyn at tie !ie's Eye
hEatnent plant, they have r little calculalion
th8t said, here cones !hp16[ood's flor, it xil] be
there, but that's tle 75-year plan,
lle vent back ard as y€ started saying city
extension of pipes, probably not for ttro next 20
years niII lhe city do that. loxever, in lhis
case lhe developer says I'II pay the bill, I'11
extend the ci.ty relret. It's leadily availa.ble to
the site, It ras exteoded out in 198? fron the
end of Dortald. It ffis erteDded off the
interceptor in the r80s off of Calver. Itrs
only one relired in 15 years, I'n sure all five of
you riII be here, so you rill have to deal vilh
it/ I rcn't.
MS, LoNGUE; Go ahoad,
!R. SCSNEIDEII Just sPecifrc to that
issue, and I knov that the staff report is
delailed, In you! report atlached to rt is a
lette! flon oyself, The t*o {usstions, ldnd of
opsn queslions that {e }€ft for you PelhaPs to
ansrerr one is ths PliYate versus public road and
tbe other is related to Parks, if you had a chance
to loot at ihat,
llo can accomodate r public road design
dtlin the hyou! thst re have. tle rould be
8lerrll€ to a public road llan if that rere your
desile. lssentially rhat it rould !e is lhat
tbere are culrently PriYate 3treeLs 2'{ feet v:.de
{ithin I 50-foot xide oullot, and if you {anled tc
turn that 50-foot ride outlot into a pubhc
light-of-xay and expend the vidth of that load lo
25 feet or p€rbaPs 28 feet in tidth, that xould be
a pr:llic road standard. So it invol'Yes nole
i-lpsrvious surface and Bore site sork xithin that
road uea, but ou! storffater plan can accomodate
the additioml i.ryervious surface and the sile
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MAPLWOOD CITY COWCIL MEETING , 9,/28,/06 - RE: C'.R\UR CBOSSIIIG
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perfect lead-in. I didD't rant to stal hele urtil
12:30, 1:00 on Monday nighl, but eallier in the
agenda re talked about Crestviev 4, and re had to
do a feasi-bility study b€cawe of plivaLe streets.
If you see our engineerrng lecormendations ,
and ve talked lo tho deyelope!, I think, if you
Iook at tlose privato streels, can you ioague ai]
five you will be sitting on the counci] 15 yean
flon nox. the honeomers' associalion for thts
developuenl xil.I com j.n and say rhy did you allor
private stleels in tiis develoP8enL, l{e rant our
streets to be public. lly recomendalion to you rs
do not allor these sEeets to be private, lle rant
tbe serets and the sEeets !o be public streets so
that you as council nerbers rn 15 years don't have
to deal rith that issue.
MS, IoNGRIE: Right. Because that ms
going to be ny fo}lo{'up Eestion, is that I don'l
rant that situation where then later on sonebody
rants to turn it back because they have found that
actuslly thi6 kj.nd of sewer syster actually
doesn't work very tel.I, they haven't b€en cleaning
it oul, and tJrcn they rant to give it back to lhe
ta:Eayels because they xelsn't takiDg care of it.
!R. ALT: Exacuy. hd I'II be the
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stubbed out, Ihere Ls pipe right to tie edge of
the plop€rty lino. so tho sere! is leadily
available. sonebody bas to pay that biII.
The city ron't pay that biU. The city says
from 20C3 to 2023, the city is not going to extend
the se*er. The developer is doing that,
Iherefore, it goes back and says, yup, lhere !'s
sou:thing ia tlere. the plan says righ! lbere
soogbody extends the seuer. Iou knos, there is
availsble capacitl in lhe pips for tleu to do
that.
So in 2003 the city said, yuP, re're thinking
at that p0int ir tiDe, the planning counissioners
ard cou[ci] at ttrat point in tiEe adoPted a PIan
and said, yup, smebody .rtends the serc!. Ihose
are the ranges of densities that can exist o[ the
site as long as you pay for the sel'e! ertension
and tle utilitles itrto tie site.
lG. IoNGNE: 0kay. So that kind of
Ieaves ne tlen, becausE I knor yourla saying tlat
obviously tJrese stleets ate being ProPosed as Palt
of this PUD are private stleets, and tlst tle
seuer systen underneath t}en would also be
private?
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MAPLENOOD CTTY COTJNCIL T,IEETINC, 9/28/06 - RE: CARYER CRO.S.SING
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could accomodatB that as xell.
US. !oNGRIE: l{I. Rossbach.
!R. RoSSBACE: it. Alt ray mre than
ansxeled lly guestions.
},|S. IoNGRI! r okay. very good,
Mr. BJrltE,
!R. SJIUE: I had a guestio! for you.
Ca[ [e irclud€ the ertire project ar€a in
calculatiDg that 10,000 square foot pad si.te issue
ktud of lite rhat they did? Ihey ue kind of
saying, rell, the averago pad site is 7,600 squue
faet or souething. Iou knor, that's tle average.
It goes up and dorn frou thor6. But yet, if you
look at the old fraserolk of the prorect, it'3
close! to 16,000 squale feet if you incorPor8te
all of the other areas in tlat. Is that a usual
and acceptable neanings for doing that?
!R. RoBERIS: l{adaD }hyor, Desbers of
ttre couacil, rhea looking at density in out
coeprehersive plan, re have coDsistettly and
al*ays used gross acleage for calculatlng nuobu
of units let acre, aad they took that to the[
calculate an average overall lot site. So the
uath they did is cotrsistant rith rhat te do as a
praetice.
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zoring, but ve don't. ll€'ve the R1R zoning and xe
haY6 the faln zoning.
[1s, IoNGRIE i okay. !,,I, Rossbach.
UR, RoSSBACB: Ihs other day I xas
inlerested in eractly rhal Elik xas just talktng
about, ard lbB infomation really vas alt
contaitred in ths doculents that ye rele provrded
sithe! by the developer or by th8 staf!, so I
ren! through, aDd I ron't put !y chicken
sclltchi.rg up on the screen o! anytbing, bul I
ltarted rith the g!o!r lot area for the -' so
thatrs eyerytbing rithin the parcel that's tlere,
and then froo that I reooved tl:e right'of-ray for
Eenry Lane, and I took out outlol c, D, I ard i,
uhich are really the loadrals that rould be lhe
plj.vate loadyays that ar€ culrently in the plan.
I took out al] the xetlands, I took out a:l lhe
buffels alou[d the xet]ands, I took out the
vuious ponds and ldiltratton basj.ns that lhey
are going to provide in tle site, and then cale uP
yith s total, bor uuch ras lefl afte! that.
And then I ras bored tldg Patticula! day so I
xent online to look at sone aerial Photos of the
sit6 atrd tried to dotgrBil€ in ny Eild of the
reuiaing area, hov nuch of it dght co[ceivably
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MR, EJELTE: So the uoning, xbich ls
10,000 sguare fee!, is xha! assunrng gross or is
thal assuri.lg just a pad?
I'lR, BoBERTS: lihen re look at zoning
and tbe zonilg ordiaance, those are net lot sirss,
not gloss. Ihe conpreheDsive plan looks at gross
density, gross site aceage, 3o re trea! the tro
of bhose differeatll.
MR. lJELll: So in one regalds to the
conprehensive plan, they are rithin tire guidelinas
but under the zoning they ars not.
MR. RoBERTS r llell, again, l{e get back
to, Mada[ Itlayo!, aeubers of the council, the f!!st
part of tbe couprehensive plan has a densi.ty lhere
of about 2.6 unj.ts per acre, R-1 says up to 4.1
units per acre. loning xise, again, if you looked
at an !-1 zoning, yea, the proposad lots are
snaller, but again, tley ale aEking fo! a PUD
yhich becones tle roning ovarlay, if you rill,
I'tB. 8[E!LE: Ihat's fine they're asking
for it, but under the roning rutes, i s a 10,000
square feet pad site. Iou're not suPPosed to u!6
the gross. Iou are supposed to uss the net of the
pad size on there, correct?
MR. RoBERIS: If you had I run R-1
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be alIe to be called a l{ood lot. Because ).x our
ordlnances re have a rood lot, and if ve delerBrne
lhat sosething ig a rood lol in an l-1 tyPe of
sBttj.ng, rc can then say, okay, you ncw have to
have a 15,000 sguale foot site inslead of 10,000
squale foet.
Ind so I esti-oated that 25 percent of the
area that xas left naybe could be delernined !o be
rood Iots and ran a couple calculatrons off of
that.
And so a long stoly sholt, by tbe tine I ras
done, and this xould Just be essenlially the IanC
lhat flould be available to divlds into elther
15,000 or 10,000 square foot lots, it catre uP l0
202 lots could be sgueezed in thele yet. And
chances are thel couldn't get that fdaly in thele
becruse re have soue topography and ',{hat not that
roulda't allov -- itrs not like you could lake a
cookie cuttar on the site and chop it out. But I
did all of that just to get a feel fo! rhether I
felt rhether the nunber of units ttrat they rere
asking for ras at all reasonalle.
And in trying to Bake a conparison batxeen
{hat they xBrB aski.ng fo! in lhe ?UD and rhat xe
rould a]Ior if ve had just an R-1 -'I knotr thrs
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MAPLEIiOOD CITY COUNCIL MEETING, 9/25/06 - RE: CARIER CROSSTNG
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is not the R-1 rural that He rele lalkjng Ebout
but just R-1 -' aDd so I xas satisfied in tlat
process that lhey rere not asting for a lot oole
uits than rhat vould be allorable to ther if they
!re!e pursuing a siDglo fanily standrrd
derelopnent .
And that $as iryoltrnt to !e bscause I leally
push€d r nurb of yesr! back rher the city Pu! in
place the planned ljlit d€velopnl oldinanc€, I
pushed to get tlat oldinanc€r and I distinctly
differed frou sone otler people involved vith tlte
city at that tiBe. But I alrays '- I should!'t
say alvays, but it seened lite I ras beiag
disappointed after re [ade it because the staff
seened to be interpreting it as a ray to allor
Eore density inlo developne.Dls, and thal, to ne,
ras not the leason that te Put it in place,
lle put it in placs so that in situations like
tli.s piec€ of propelty rhere re harc tish cleek,
rhere re have thes€ steep bluffs, rB hsve tie
Giticat area, ttrat rould givE a tool for tlre city
and developers to rs6 to be able to do develoPDent
on that property and not be encunbered by having
to do 10,000 square foot lots and roads tlris ride
arranged just so, because as rc love on as a city,
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standard developsent here, PIus, housesr for
lhose peopte thal live on Dorland Eeights, houses
sould be uuch close! to you.
And so I have trouble, and unfortunately it
seeus lite I alrays have tlouble, undelstalding
sone of the algunents of the exj.sling neigbbors in
the area because ttris is going to be the best.
the houses ale a long xays a{ay, I thj.nk you said
90 feet a! the closesl, and the stuff tbat's to
the south lou ron't ever: be able to see. }nd so
anyray, that's try little tirade, I gless,
16, IONGRIET okaY. I have a gestion
that has lo do lith the nuuber of units per affe.
I klox fle've heard a couPle dlfferent nulDbers, and
lt. Rossbach rcntron€d a nurle! lhal I heard also
dulbq the planni.ng comiss:'on meetrnqs and cther
oaelilgs rlout tho 4 or,{.1 or rhateve! i.t:.s, and
yet, then I also see rn sone of these other
docunents lhat I'E reading as Part of the stuff
fron the 2003 fiet this 'ras all kind of Looked at,
it talks about tbe deasities for R-1 lad use as
bEing 2,9 persons P€! unit or eguating to 2,8
units per acre. So I'u trying t0 understand
exacLly rhere do re get this nu.ber fron for
nunber of unrts per acle for R-1 land use?
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and lte'v€ real]y noved on !or, lhe land that ve
haye left tlat rill be developed in tle city is
not the best land. Ihe bes! laad aII got
developed guite a rhile ago. And so nor -- and
rhen I say best land, I man bsst Imd fo!
deyelopmrt. Because there u€ hills, thele are
*eeks, there are retlands, thus is all kindg of
stuff in the ray, and so it'5 hardar land to
develop.
Ttris stands out to rc es a PloPosa] tha!
really tluty uses the Planned unit developent
ordinance as it ras intsnd, cerla:'rfy as I
inlended it to bs used, because as I slated
before, I ras alrays d!.sappointed because it
seered like at tlat tire tle staff ras H.Dd of
saying, rell, you can have mrs urits in here, and
tlat uasnrt ny irte[t. That rar Deve! ny iltent.
so any{ay, I did this *ercisa t0 prove to
ryself that if re rere saying, okay. Iou haY€ to
be single fanily so you blend U cith the flay ths
single fanily neiglrborhoods are uound this, they
trave to build jus! as uraay uits, but then it ras
spread oul ove! nore of the site, there rould be
nore roads, tbele vo[Id bE nole dlslurbed land,
It rould be silly to d€88nd that they Pul in r
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MR. R0BERTS I Uadatr Mayor, j.f I rEY
refer to 5 fron the coryrehensive plau.
MS. IoNGRIE r lihat Page is tial?
lR. llt: 33.
MS. IoNGRIE: oklY.
I'lR. RoBEPXS: Ibi's is our densities.
lld as it notes right here (iDdicating), units Per
gross 8c!e, and the single drelling calegory is
the 2.9 people Pe! unit. I'o nol sure rhere you
cane up flilh 2.8, but lbis sbors the {.1 and the
{. 6.
},lS. IONGRIE: But that's for R3. l'!'.
Iooking at -- I flas teading thrs Page, also, and I
see that single dxelling, and I'r tryirg !o
undersland -- tlat's rhere I'! trying to
understaDd all of this.
MR. RoBERIS: Is tlere another
qu6stion?
uS. LoNGRIET olay. Becaus€ lhele is a
Iittle -- rhen it says siogle drelIing, again,
this goes back t0 ou! question about talking about
tha! rheD yo['re looking at the rord single
drelling, lhat the diffelent krnds of zon:ngs tiat
re have, the differenl zoning cstegories, that
they serve to guide the 8lpunt of densitl. So
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i4APLEI4OOD CITY COUNCIL MEETING, 9/29/06 - RE: CARVER CROSSTNG
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there is a lit e 2 next to single drelling, and
uhen you go dom lo th6 botton of the page, it
says tle city shall detemine tle naxiButr alloxed
density by the dnirdur lot areas in the zoning
code,
Ard see, I taks that, again, to nean tiat tle
roning codo defines alloued densiLies by saying
yhat is lhe lidruD lot uea, and tlat you're
tryilg to use that as a ray to guide the lald uss,
lle understand R!R, tbat the uiniun lot sire j.s
txo aclesr because that's rhat the ordinanca says.
But rhat is the nini-nun -- I nean, i3 the uininu
lot size for n-1, is that the 10,000 squal8 feot
or -- are you also seeing that s0rcrh€re? trnd hol
uny 10,000 square feet fit in an acre?
{Inaudib}e. )
MS. I0NGNE: Iha s okay. we'!e just
lrying to leun here,
MR. SCENEIDER: ID telos of the R-1,
you are scturlll kind of gefting back to rhat re
vieHed as the inconsis tencies . Ibe R-l district
has 10,000 sguate feet per lot over an ac!e. l,
acre is {3,000 square feet, just over 43,000, so
that vould be {.3.
1,8. [oNGRu: okay, So that's flhere
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feeu is that correct? so it's basj.cally a h8i.!
nore than what muld bs requiled under the snall
lot designation.
HR. BoBERIS: Undatr ldayo!, I lhink the
7,600 square fee! coDes out to an average lot
size, but xhen Iooking at density, again, re get
back t0 the untts pe! acr€, rhich rs on this chall
(),ndicating) , and again, the overaJl prolec:
density is -- ttrey are proposing 2 5, flhrch ts
belov tbe {.1 shom on ttris line of the chart
(indicating) . Cult lay ran! to add to thal.
US. IoNGRIE: AtI light.
tlR. SCENEIDER: Just to intelject, as
an astule observatiol, re rlere at about a 7,600
squale foot avelage pe! Iot, one of lhe biggest
assets of this planned unit develop!,enl rs the
resulting 38 and a hau Pelcent of oPen sPace lbat
helps connect the already large erpanse of open
space around the project, and also offers '- I
tbink 9? percenl of tlese homs back light uP to
open space rilhin the Project or adjacent to the
project, and they also back right !p to, ir one
a!ea, a colridor of rain galdens.
Id so tle plaDned unit develoPnsnt ald the
innovative rry tlat re've been abls to I{o!k the
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tiat nmbe! caDB f!on,
MR, SCn{EIDER: So that's roughlY, in
Ey estination, rhy tbat R-1 orduance in ttre cory
plan has a density of {.1 lo 4,6. It's using lhat
10,000 square foot nmber, and i s identified
here as reII.
l,lB. I,O{GRIE: So that helps to ansrer
tlat question. lnd then a follofl-uP guestion'
llhen re're lookiag at another tlPe of R-1 o! -'
pardon ne.
Ilhel ve're looklng at anot]er typo of singlo
fuelling residertial roning tyPe, tirere is the
snall lo! singlB drelling designation. So flhere
the l-1 says you've got to have a Iot size lhaLrs
at least 10,000, rhat is tie siue of a snall lot
ia that Lind of zone?
m. RoBEmS: ihda! Mayor, that's rlght
up on the screo. Ihat'8 tie R-l catogoly altd
tiat's the 7,500 rquare foot aiaiuur lot size.
!,S. mNGRIE: 0kry.
!R. RoBERIS: lDd re bavs that botl i!
the coryrehensive plal 8!d ir tbe zoning code.
US, LoNGRIE: Nght' So then te rele
lookiog at rith this plarr flith this P{D, if ry
notes ale conect, re rere Iooling at ?,600 sEare
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Iol sirss, yes, they're sualler than 10,000 sEate
feel, but that's one of the largest rsasons He've
been alle to creats that oPen sPace fealure,
rhich, in turn, instead of beconug ono Pelson's
|f,0-a[e ]ot and it's thei.r slice 0f heaven, lhat
larger open space area can be eljoyed by everyone
aIId can b€ naintaj.ned in a b€tte!, mre corsistent
nannEr, can becone a public ass€tr not only for
tle neiglrborhood but for }hplexood as a rhole.
!$. toNGPlE: tud so on tlat PIan,
eractly rhere vould the puk be? lecause I xasn'l
quite sure. I'r looting at tle PoD and I guess I
see a lot of houses, and Iro not quito sure where
the parks flould be, because I knofl tiele ale
rellands there, vhrch, of course, are unusabl€ and
unbuilda!le.
m, SCEIEIDER: l{e have a lalge!
dofl:E€nt lhat sbors this, aDd so let oe -- i.l
night rork better !o ]ook at that.
M$. LoNGIJET okay.
I'tR. SCEItsIDER: As you look at lhe
slide behind De, the greeu alea is Part of lhe
part and trai.l netrorl ttra! could be !ryI€rented,
and the blue area rePresonts pelhaPs tbat traL]
colridor that could be added as llel], lele ue go.
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rrApLEwooD crTv cowcrL @ENNC, 9/28/06 - RE: CaRIEP CROSSTNG
iugglilg act betree! haYing the laad, being able
to i.ryrcve it as a puh and so forth.
But that's orll park laDd and dedication
alternativ6. lle have also identified a
rillugness lo rDvest in that Palk land rf you
chose to take it oD,
MS. !oNGUE: okry, l'ls. JueneDann,
tds. JUEI@'fiN : lhll, I had another
guestion (inaudible) . If rs Push for this to aII
be public road, $at haPPens to the green sPac€?
t!R, SCENEIDER: If they rere all public
roads, the gree! sPace doesn't change. llhat you
see hele that looks 1!ke roadray is rhat you would
Lurn lnto right-of-$ay, and contained rithln the
right-of-ray routd be lhe 1a!9er road desrgn
llhaL would happen likely to the storsxale!
plan, ald lhe cLty engi.nee! could probably anster
this better, but once you have a pubhc road and
you have rater lllnDing off tha public !oad, it's
public rater ald it's the Plblic's lesPomi-bility
to Danage that Yate!. Alld so tlat rate! rould
enter the sto!@ate! slstel tlat ne rould bui]d,
and tbe storocater syste[ rould then becone, I
believe, the ualag€oalt and Ej'ntenance
lospo[sibility of tlre city. lnd so thal's an
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This is nore for ne to belp read --
lls. LoIGRIE: that's okay.
l.{R, SCENEIDER: -- bul I can Put il uP
on tie screen. we have I Lase!. llhat you can't
see here but I'1I o.plain to you l'hat it says,
this arsa of tle site ninus a couple of lols that
re rould otlerrise Eairtain, tiis is probally tlte
nost siguiJicaat 81o!e alea {indicaliry) . And
then if this xas to be a legiti[ato Park
dedication and sceuic ovollookr $e fel't it rould
be necessarl to dlop 8 couple of lots so that s
public park on the scale of a plblic ovellook
could be conslructed.
furd that area anounts to 2 98 acres }le also
Iooled at thal area in terns of inner-
conneclivity, It's boLh connected and surrounded
by R![rey Counly oPen spaco, but re thought it
rould b€ peltineDt to pursue a ixail corj.do!
th:ough tlis ue8, so it is conrscted. Ile slict
of greer area thele (iDdicaLing) , about .2 acres,
.1?, connects to a heavily rooded location.
If you're faniliar sitl the sit6 and have
been out there, ttds is the gloyth of Pine !re€s'
and again, ttris srea is about 2.8 acres. Ile
thought to iryrovo that area to a sizable
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obligat!.on 0f the city in tenrs 0f hand]':'ng public
{ater,
M$. LoNGRIE: okay, Go ahead,
l,{RS. JUNBONN: Does it affect th8
infilbation pond and rain rate! garden Plan that
re'Ye s€en?
!lR. trlt: Mayor and council, lhe change
frou a private road to a P$Iic !oad, typlcally re
doD't buitd !oa& 2{ feet ride on the public
systen, although re have io the past couple years,
ad tiat's sonelhing that re have corre back and
said, you kaor, xe havsn't looked at tbe final
dslrils, but Ey guoss is tlat ro ttould look at
this and cone back and say, you knoil, thele is no
reason to add another t}lo feet to lhr.s rosd just
because ra changed it froD a Private t0 a Pub]ic
loadlay. lle'd Probably leave it at 2{ feet, Yhich
routd theD lead the storomte! infiltration issues
no different. ll€'d stitl neet the sana standard'
I'lS, IoIIGRIE | 0kaY. Ms. Cave
MS. CIVE: On tbat traffic Elestion,
since re're lalking about roads, I see you rere
bfing to nake another enslgency exit or sooething
on that bouleva:d, but I'n concerned lhat xitir all
of thrs deYeloPsn!, you have ons exlt and lhat
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connunily park that would be open to lhe public as
opposed to just tie developren!, ve rould look at
reducilg tJre h{o lot colnt therc.
But codlned, you wotld harc aLuost lhree
acres bete (indicatiry) , ahost three actes here
(indicating) cou€cted. And because tirere is
stomrater features through here and re kuor the
ime!-connectivity is perbaps Public loads, and
also the connectivity of these txo pul locations
via ttril or via roadway, rc looked at ou! entilo
interior open space as periaps an additional'
public puk dedication for 8 trail or passive
trarl corridor that vould bring you out lo lhE
roundaboul and, again, also perhaps connec! you
rith the open space tfuough here {indicating) aad
tha open space along the irterrtate so that you
could crerle r ttail cortj.dor opPoltunity.
So r lot o! these ideas, especially the trail
corridor elerent, cane froa the Public coments
and our discnssions indiYidually rith PBopIe about
th6 project, And again, the parks comission is
not -- as I understand it, I lasDrt at lhe
trsetirgs, th6y a!en'! ovelly excited about taling
lsnd in leros of park ru this area, theY are mre
intetested in the park fee. trnd you ali knor the
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MAPrEtl@D CIry CO|NCAL r4EErrNG, 9/28/06 - RE: CTR1ER CROSSTNG
I don't kDox, live o! siJ houses, *hich rs nrnor.
tou car got to that P]ace frotr oth egress Po]nts
in th€ ciry.
Ihis is kitrd of -- I nean, it's bstler than
nothirg, i.trs really all you ca! rork xlt}, but
let's b€ houert. Io eryect that to actually selve
as a secondary escap€ route or any kiad of an
access poi,nt for energency serYices Is lust nol
very realistic. Iou're assud'ng obstructions can
ody happen farther up closer to carver rhen iL
can happen at any lenglh of lenly lane. Ind in
fact, rhen that accident happened a couple of
reeks ago, i! Tas aclually righl rhere Eenry
turned in (inaudil}e) rhich is soulh of Carve! --
or south of Fish cleek. If tba! had been
anythingr tlnt rould have beell -' you access
point rould have been uute. Jus! sonsthing to
lhink about, so --
MS. IONGRIET okay Let's see here. I
had a couple questions *ith regard to I know one
of your stides you said sonething aboul that 38
and a half percent includes oPen space and
xhatsver, ard I Yas tondeling in your calculaLiou
of that, does t}at also include obYiously ttre
p8rks and gleen space you'le talking about, but it
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it's a safety issue, and I don't see ths otbe! one
you'Ie proposing. Can you tal} a lit e bit role
about that one?
tE. SCEIEIDER: Ihe plan or the general
layout iD lens of entrance into the site ad exit
to and frou the site i3 really no diflerent in
tenns of the nunber of entralces or exits than
rha! yas in the EAfl. IhBre is only one everyday
access poi[t onto Carve! lvenue, and th€lo is one
energency loute connectilg !o Dorland or Ueights
roadray,
fhe reason xe haYe pursued that approach, ald
if you rele to go back aDd look at rheD this
developuent ras approved ald rhy it's a t4o!a!y
cul-de-sac, it vas very cleu at the tile tlat
tlEt load should extend thlough rhea tle adjacent
property develops. Ihe Public input that ve
received in rorking rith the city slaff to find a
xay to help nitigate that issue ms thal rB donrt
ran! a road to connect, but lla also knofl lhat it
lould be rise to have an altelnative ral !o get in
and out if tle need uose.
lnd so tlat's xhl thele has alrays been an
ovBrsized 15 foot dd€ trailxay tiat rould have
barricades rnd be signed as an energerel entlance
85
also includes the retlands and the u$uildable
acroage rithin the site?
l'{R. SSIEIDER: Ihe 38 and a half
percent includes any area that you donrt se€ a
building 10t. So rt includes -- I don i have --
iD ry ]etter attached to your report, ttrere xas
kind of a breakdom, ar estimation of ho'x uuch
noodland, lhich is abou! seYon to eight acles o!
roodland. IhE Dajolity ol the open space is
upland, trloDg tho creek hete (indicaliDg) you
have toodlalds, priurily open space. Iou do have
slx to seven acres of retlsnd in tbat
classificatioa. 3o to bte* it dom inlo acres,
the 38 and a half percent equates to almost 2?.9
acles, almst 28 acles. SBvEn of that is ret,
about 1{ of j.t is upland a!ea, and the balance
rould be uoodland area,
lls, IoNERIET okay. Good,
Ms. JueD€oann,
US. ,l0ENtlONN: fhis j'6 actually lore
fo! Ken, I thint. But i'f you look at sone of tle
cilizea coments and tien sone of the e-nails that
rs've received, there se€ns to be sone Eestion
about $e xhols critical area, lhe l'{ississiPPi
River critical area, and then our oun policy about
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or exit but vould not handte or b€ put in place
for everyday traffic of any sort. P€dettrisls
eight use i! but that xould be it.
MS. !oNCRIE: &. Elel]e.
m, BJELE: That elergencY second exit
provi.des a service and a second exit fo! less than
half of the d€vElopunt. I nean, coning out tle
slI-de-sac tlele -- atld realll, the only thing
thatrs going to happen, aad this happened t*o
reets ago. I{o had I cat go off 49{ ald end up on
lerry Lar€. Ibe guy ras leal lucky, 8e Drssed
th6 clossbat rad uissed lhe post and elded up
right in t}e !oad. If tlal hagpels to be a tanler
truck or xhat€?e! nhich feeds tbe refinery or
anything, you're not going to be able !o s€lvice
anything in the lover part of the develoPront
vbich is a lot of the peoPle. That's nora than
half of your lesidsnts. Thele is not a YEy out
there unless you're going to be *atling over r
ceek and doing lots of ottrer fun things.
Iou hlox, xe had this arg,lEElt o! discussiol
on Monday aighl about anotJrer developoeot vbere
tIele vas -- the ralktay ras going to be
considerEd basically a trail off of Curry into a
separate litlle addressr f,hich is going to affect,
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86
MAPLETiOOD CTTY COUNCIL
'aEETTNG,
9/28/06 . FE: CIN1ER CROSSING
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thal, so I think naybe re should hlve f,en lddr€ss
that specifically. Because thele is soag historl
here thal maybe people don'! realize that ne, a
Iong tine ago, had to addreEs it rheD thels 8!eEs
yere eslablishsd, and so tbey actually have a
policy (inaudible) rhat we do, bul I think it
rould be a good thing to talk about tlat,
illustrate a little bit so people can see hor they
do it.
lls. loNGlIE: Very good,
l,{R. RoBER!S: Ihank you lbdau l{ayor,
nenbers of the council. Briefly, the critical
area in the !{ississippi River corridor started xay
back ir 19?6 by federal and state nandate, and
Maplerood has really coae into play since 19?9 and
so[e updates in 1981. }rld again, tJrat inc]udes,
depending on the -- {inaudible) , It either
includes all of the ]and rest of {9{, south of
Calver, or tho Idnd resl of rny pencil, depending
on rhose definition you read. ltrs lore
restrictive by the park sarice, I think, End just
iucluded everytbing rest of oy pencil The
corprehensive plan identifies the rhole uea.
i{her re updated the co0prehensire pIaD in
2002, agair, re added sone additi.onal po)'icies and
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have to conside! lor quite sols tine and ras
brought up in this process iust as part of our
nornal process. I just ranl€d people to be atare
o! tlat.
I'tS. IoNGRIE: Very good, M5, Cave.
Ms. cAlE: tr question for eithe! staff
o! the developer, I do0't knor rho. 0o xe haYe a
sl.p-off for tle I'lississiPPi River cri.tical area
floo the t{imesota DNR?
l,{R. 8CSIEIDER: I don't knor thal re
have a sign'off. I kDox that the DNR has been
notified though the BNI Plocess ard the DNR I
believe ras probably notified through the public
hearing process rith lbe prelininary pIals and so
forth and they rould give conoent as leeded, I
don't knor that thel stgn off on projects, but
they con8ent ard identifred condltlons c! rssues
I'lS. CAVE I Excuse rc, I lusl thoughi
that ras one of our -'one of lhe guestions re had
her€ fro! {hen $e fiere do'dn, they leqtesled, the
I'linnosotE DNI lequested that they be included in
your rpproval pelrit tabie, rnd I ras just
ronderi[g if theY have been.
lE. ALI: Ies, they rill be added to
aLl rsviexs, rnd that typic8lly hapP€ns after
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acknorledgnents of this critical uea in response
to coms[ts froD the Met Couacil. And ag8inr the
policies don't say that developneut canrt occur
thele. They just say tirey hava to be doDe, I
guess to sr:uarire, nore carefully and rilh a lore
tholough revier and nore cognizant of the rive!,
the vier of the bluffs and rat€r quality.
lnd again, the EIW looked at thgss elerclt6
in those policies and those requireEents v6!y
carefully, and it's both our consultantrs oPiDioD
and uy opiniol that tlis PIan neets, aud agaia,
erceeds those standards, especially ritb the
stom{ater rate and contlol and nnoff tha! they
are proposlng.
Ms. I0NGRIE: 0kay. Do You have a
folloFup quostio[.
MS. ,ENnOIN: ,rust a coDr8lt. i just
ranted people to realize that ray back in 1979 ald
'81, the citJ built that into ttreir PoIicL so it
has been a considelatiou. And rhen it ras brought
up satlier o! in this P!oce!s, I thiat it ras kind
of a surprise to a tot of people aad I thinl they
expected the city, neaning the staff, to be
surplisedr ard ve're not because it's here. Ihat
critical area piece has been built into rhat re
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the -- should the council choose to approve thl's
d€velopnenl, then ue would be reqt:'red as re
revier plans to include then and aII the peruits
before tbey ale a]lox€d to do any *orl on the
site. So that rould be part of tbe grading
pernits and all the revier Process,
Ms. CAVE: okay, But do theY have
anythi0g -- excu8e oe. I rou]d think the
liinnesota DIIR rould trave sonething to say alout
the critical area before re proceeded vith thrs
rhole process.
MB, ROBERIS I Uadar I'layor, nenbers of
the council, the onll contlents lhat I understand
re're reguired to get froo thee as part 0f lhe EAI'I
process, and again, sinilar to lhe ratershed
district, havinq to revier a Plan and issue a
pEmit, xe rould erpect that the DNR trould havs to
sign off on perdts as Chuck addressed. And naybe
the project engiDe€! can add !o this
M8. L0[oRIE: Vsly good lielcorc.
MR. t{ICF,oM: Good evening. l'lY nane
is Clark llicklund, civil etrgineer rith Allialt
Engineering. I hadn't planned to sPeak 0n that
natter but thougbt I better sddress Council Metrber
[j€]le's concern, Ou! €arlier aPPlication, that
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89
T4APIETIOOD CITY COIJNCIL I4EETING, 9/25,/A5 - RE: CARVER CROSSTNG
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one referenced in the EAil, did have a park*ay
section through !he!e just for tle p[IPose lou
referanced. It had r 12-foot boulevard, h{o
travel lanesr and the thought ras to ployide
additional rider access through tha! alea should
it evet bacone obstructed.
At the tiDe I'li tell you xe badn't thought
about anythiDg couing off tho inlelstate riLh
leference to xhat you mde, I don't hnon that
that ffould be extensive €nough.
!R. EJ[[IE: Ihre€ li-nes in the last
tHo years it's happered.
tfi. rlIC&UM: 8ut I think that's
sonelhing re're certainly rilling to erplole,
!4. lJEllE: I don't knoll hox Iou
prevent it. I aear, three il t$o years. Glantedr
they've been pretty lucky ir snall little cars,
but --
!R. WICKLIATD: If that's the case --
MR. EJfl,l,E r Ihat vras nY original
concern shen you guys Hele going to put basically
a building up there, a huge apartrent building'
Originally rhen you had that sign uP thele, rhen
you put it out oa the freesay like that, that rill
be just great, Iou'll have a tanke! go ittlo the
I'lR. RoSSBACE: Tflo t"hings, Ihe filst
one is obviously longue in cheek, But lhe other
right Erik had brought up the othet developer
talling about tha connection in betrcen and the
staff yas talking abouu that as &ybe Ploviding
sone ErergeDcy Eccessr and Erik rightly said,
re1l, re probably dolrt need that fo! that There
ar€ f,ays to get in thare. t{e have chain says and
so on and so forlh. So the tongue in cheek part
rs lhat apparently thele 1s another xay lo get n
there. Iou can get lhere off lhe freexay.
Bu! Dy next question Yas you had talked a
little bit about sone slopes along Fish Creek,
chicb rould be just on the north edge of the south
parcelr and it sounded li.ke you rere talking
about, ate you doing so[e things lo colrect sone
existing conditions there? You just talked about
sone kind of sloPe glading nork that you had to do
in there, and I didr:'t follow exacliy rhat lha!
neart.
MR, SCINEIDER: l]ong the soulh side of
the creek?
l,{R. RoSSBICEI Yeah.
l,lR. SC8IEIDER: !oy, it's tough !o see
here,
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building, and tha! roulda't hava been very
difficult to accoryIish. tou're goiag dornhi.ll,
yourre on a long grade, and it natually
takes people in there, lopefully tjtl the rider
freeway, hopefully rith nore lanEs of traffic, and
Hhat tley are doing to the road, that rill [ake il
better, but thlee tiles in ttlo years is a litlle
bii higher than nornal.
m. flICKLLND: lIeII, {e'd certaiDly be
receptive to rorking sonething o[t Yith you! city
staff on that nalter therE. I think lhat's a good
point.
!R, AtI: Ald tith rega:ds to the oLhe!
question.
MS. LoNGRIE: Go ahead,
MR. mCxIUM: I'tr tlying to think of
rhat DNR pernitling lespottsjlilities rilI have on
this projec!. lle are certainly going to have one
associated $it[ soee of tbe netland actiYities up
near tha nortlt eud, so that rill be part of the
process. III not a retlald exPert so Irtr not
really the one to speak to that natter, but at
sotre poitrt tirey'Il need to bo elgagod iD th€
process of peroit.
MS, IONGRIE: !{r. Possbach.
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tlR. R0SSBICI; I ]ust l{ant to knoH,
rhat are you doing there?
MR, SCEMIDER: Iou can see the litt]e
blob righ! there, a ]ittle ri'ght there, and then
rhele the mtershed district Prharrly gains
access to the creel riqht there, Thele are areas
if you flere out at the srte you'd see signLfrcant
erosion has happened, il's not a -- it's a natural
event in tems of uncontrolled Haler has eaten
ravines into those areas, and through the grading
and inpleD€ntation of this plan, !t's mt
extensive aII along tle fieek, bu! in lhose areas
fle'le cleating contouls thal mtch rith the
adjacent or side of the lavines to fix that
proble! is essenlialll hor verre aPProachiDg that.
And tlen you $ould have restoratjon in tems of
plantings and so forth afler ttra!.
In a nulsbe]l, those tlpes of activlties are
happening elserhere on tle gLle, and dlh the
stomfiate! pl tilting t]e raber into the ponds,
re really tbink He're going to mke great headHay
in terBs of lhe erosion problms that have been
occurring along that area of the cre* aad along
tha! area of our srte,
Mg. !oIGRIE: okay. !t llelle,
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I.TAPLEWOOD cI?Y coWCIL MEE"ING, 9/2A/06 - RE: cARl,ER CROSSING
MS. IIENEANN: {Inaudibls. )
lE. IJEUE: I kror, ulfortunalely,
that's )cind of palt of it because you're looking
at -- I thinl a tot of tiat -' vhat is the daL€ on
that, though?
l'1S. JlIENnfflN r I think that vas fo!
the HH.
(Inaudj-b]e. )
l'lR. UELI!: I undersland that, But
oliginally rhe! xe talked aboul it, tle nwber of
llipg cooing in and out of lhose access Points as
r conversatlon at ths oeeting f,as that's a lol of
peopte cooiDg in and out of there. lnd obviously
you cal cut tbe nunbers dorn, but you've lai.sed
lhe frequency of the triPs of the people rho are
aclually living in tbat grouP.
I !e8n, that's xhat I'd like to haYe
addJessed because you look at the nubels on lhere
and it says xhere PeoPIe a!8 coNng in and out of
thue, but flhsn you look at tle nuber of people
vho alo etpecled to be coning in and out of
Sterling and Bailey rhicb has gol -- tthat's so
frustlatiDg is tiat Bailey has such great access
onto 49{ nox, llhat a great bridge. It's just
getting fron that access to the develoPoelt, rhich
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MR. EfiltE: When re hrd tho eeetiDg
donn at !tre fire statioa, I rersnber the guy frou
xfuley-Eorn, t}e tall gen enen ri.ttr th6 kind of
snaller glasses, lade a co@elt tbat sluck in the
back of ny brain, and hE said that tlis ras --
originally the progla.r ras kind of floaled o!
tested as bei.ng nore of an acliye senio! tl?e of a
housing project. trad rhen re rere talking about
tlaffic patterns alld behlviors ald habils aDd t]at
kind of stuif, he li.keaed it to obviously pople
that are gerelal]y olde! a!6 goilg to be ualilg
less tlips in and out of lhe project site.
Ihey als not goinq t0 be hauling kids back
and fortb to school geuelally, Ihey are not going
to be goiDg back and forlh to xork every single
day connuting. lols 0f th rill be doing
sonething, but mst of lhm, vher you leach that
age, you're not doiDg that on a regular basis
between 7:30 and 9:00 in the norning or nhat not.
Aud the ovelaIl i-upression that sole of
tle -- tlat I left rith ras that rould helP
alleviate sone of tbe concerns gettilg iD and out
of access off of Carver and 51 end Sterliry ald
lailey, nhich is just a nightlale of a road,
This has obviously kind of chatged frou tial
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is a nightnare inters€ction. So it forces eiule!
people to go on Century, lhich is another
nrghture road to dlive, or you go on 61, xhlc!
you can only go northbound off of fron Carvor' So
that shoves the traffic orlo !'lcxnight and there is
just not a real lot of Positive in snd outs to the
place. thal's rhere I'n kind of havilg a ]ittle
bit of an issue ritl that.
I lot of it has to do rith the location of
tle ploject, ald given tbat tie site has gol sone
urigue issues, the overall Placing of the Ploject
il that location given tbe infrastnctur€ tbat's
around, Uris really causes sole serlols concens
and I have a Proble! rrth that, I haven't heard
anything that leally addresses a lot of those
issues. So ki.nd of a general comen! mle than
anything else.
I'lB. SCINEDER: trnd I can't sPest fo! I
tlillk it ras John [orn probably is rho you rere
referring to at tle neighborhood ueebing. I guess
ry sulmaly of hon the traffic aralysis has beel
done, it's been extansive and it's been exle[slve
because tlis tenL through Lhe EAI{ Plocess. That
ras a valualle Portion of tbe EAil,
UR, 8Jf!!E: But drdn'! that EAI{
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active senior typ€ of a housing rod6l. l{e've
geared it nore tomrdsr you lnox, there is going
to bo !lo!e fanilies in there. I don't think you
8!e goiDg to haye a predoldlant nr:nber of fanilies
riti children running around, but ilrs nore oPen
to tlat so therefolE you'le goiry t0 have a lot
nore of a traffic flox in and out of there.
6raated, you bave lorared the nunbers, uhicb
halps. Eas an$ody sat bact and figred out hon
Lhat's going to counter-balance out?
I read tha! in ttrere, but unfortunatell --
originally it ras sold agarn -- thst's xhat the
contents of that rceting tt lhe fils station rag
about hoy tbis is goiag to be -- rell, you doa't
hsve to [or!y aboul lhis because the nruber of
people aJe goiug to nale half as Dany triPs,
there ras al egatioa you guys rere using for
doing that.
Aad graated, it cute tlE dsnsity dom Pretty
good and that rill help offse!, I'[ surs, so&€ of
that, but I havea't seen anythiag that actually
addressed tle fact of transition frou the project
orj.ginally being an active sed'or type of a
developn€nt to being uore like a typical
developnent Hith fanj.Iies and kids and that stuff.
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9E
MAPLEWOOD CITY COUNCIL MEETING, 9,/28,/06 - RE: CeRvER C?OSSING
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Doney or to help you fix your inlersectlon, l'le
realize out people are coning through lhere.
D0 you think thele f,ould be any chance of
doing anything to spu! thaD torards doing
souelhing to thal iltels€ction soone! than they
uay ritlout it? Eas anythi[g ]ika that ever
happened?
MR. lur Mayo!, council nenber
Rossbach, I guess in [y 25 yeals, I hEyen't seen
the city go oulside, and not only oulside ths
colpolate boundarj,es, but I think th6!e is soEe
legal issues yith spending public funds outside
the corpolate li&it.
(Iraudible ' )
MR. ,I: I havenrt been involved in
that either in ny 25 years, bu! I think that nlgh!
be applopriate. I certainly think thaf re need to
raise the arare0ess. I nean, xheth€r tbls Proj€ct
goes o! not, I thinl lhat Stelllrg and Bailey is
there, ard that's kind of the crux of the traffrc
analysis, The traffic analysis, if I might,
Mayo!, rhat nas done originally, assusing a
reduction fro[ 299 unib, and evertually as lhe
!ll}l process rcnt through and the analysis {as
dore, the assurption ras nade rhat is the
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portion deal rittr a! acLiya senio! housing t}?e of
an environnent rhich you're going to hav€ --
!R. SCINEIDER: Ihat fas one of the
rdajo! pullic couplaints. Because I thint the
analysis ras it's a senior developnsnt so it's
going to have half of the tlaffic that anothe!
developnent of equal size rould have. lnd that
ras the i.nitial conclusior. And lhen I believe
Kj.nley-Eorn, after receivi.ng public hearing ftor
lhe county agencies, they decided to tate another
Iooh at it.
And they look6d at, okay, if it's ?5 pelcent
of the traffic of a coryalable sveryday
developrent, rlhat eou]d that do and rhst rould the
iupact be. And theD eyertuslly rilh tlg 299 ulit
plan and $ith this plan, th€ analysis brs been
done for a fuII traffic j.r!!ct, [o leduction fo!
age of people or deeoglaphics. It's 191 hones,
Whrt's the fuII tlaffic inpact. Does it change
our conclusion aboul hor uuch traffic Catver
trvenue is designed to suppolt ald hox luch inpacl
it Dight have to other interseclions, 8nd Lhe
a[sve! t{as no, it doesnrt chatrge that.
rh€ other thing I tbink that -- naybe I'r
getting off fron tle traffic alalysis, but I
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leasonable reiiaoce that this develoPnent rill
continue to be a senior zoning housing.
And so the rolst case scenalio ras analyzed
sayingr you tlo* rhat, f!'ve years froa nor the
senj.or housing narket is gone and the developer
coues in and asks the council, can xe go ahead ald
not have senio! units. so the traffrc analysis
ras done assumng 299 unrls of non-senro: housj.ng.
And rhat they concluded ras not that there
roulda't be a! tuPact, bu! that the iryact car be
nitigated and tie0 the irPact rill be safe and
nolnal fo! roadrays in the area. trnd that the
inlelssctioD of Slerli.ng and Bailey, te are in a
little bit difficult situalion here siltply becalse
f,e have another governnental agency that is not
doing [hat lle doeE is aPProPrj.ate. lle
certaioly -- if thal xas Raff€I County, Ye xould
baye a petrtio! there jJredialely to have
sorcthing done al tha! intelsectron l'ly
suqgestion is tJrat oight be sorclhing that lhe
council xants to do independent of tlls Project,
is to send so[ethitlg to l{ashington county and
indicate yout conce!!.
MR. [fit1,8: ] tnox I lade a Phone call
to soDoons in Sasbington Coutrty, and they
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believe, and Xen talked alout it iD th€ staff
!epo!t, r,as the denographics of this style of
developuent is not going !o be a full farily rith
tids for the nost patt. Iou'le lilely going to
have you! eoptl nester doxn-siring, you uay have
soue young adults and eally fanilies, bu! lhe
demqraphics are a little different even if you
Iook at your cory plan in teras of the proiected
population. It's a litt]s less than rhat a
conparable single fanily reigliolhood ro[Id b€.
So traffic has cerlainly bsEn an issue, it's
been analyzed to g!ea! letgti, 8!d re'!e dohg' i
thiDk, eysrything re can do to belp rith
intelsection upgrades and rlesign within our
projec! and outside of the ploject area as ras
recornended in the EAl{.
MS. I0NGRI!: Ur. Rossbach,
!,1R. RoSSBICI: I share Eric's concern
about that inters€ction dom on stelIing ald
Bailsy. lld so is there aDything 16 can do? I
[sar, I ktro{ rs could send a ]ette! off to
Ilashingloa Countl saying, boy, it sure rould !e
nlcE if yo! did thi3. But in thinking beyond
that, d0 you think that thel could be enticed if,
you knoyr re srid i|s xorth us to sPeDd this [uch
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IIIAPLEWOOD CITY COWCIL MEETTNG, 9/28/06 - RE: CARI4R CROSSTNG
o! dthout it. I have one olher road or traffic
guestion.
MS. IONGRIE: Go ahead.
uS. flIENEMINN: It has to do ti.!h lhe
ne$ aligNneDt of 8enry and the People tha! have
indicated thal they are having an issue flith it
because of xhele thei! houses ate locat€d. And I
don't knor if thele rs any ray re address lh8! o!
has il been addrassed. I guass lt!, Ut naybe
{a!ls to aDsr€r Ey questiol.
UR. lI,I: uaybe. XeD is loo]tiDg fo!
the Dap. l',ayor, council, a couPle of things on
tht palticular intersection, tle noto that
Ba!rng8!d's concern has been erpressed throughout
tie project {ith tha! irtelsection, Ih€ k€I
findings and the concarD: Ibe [aP that (en has uP
sho*s a ray that t{e think it should be addressed.
the issue here is xhethe! i{e feel codortabLe Hith
the traffrc fron al] 19I unrts, orrg:'nally re
estimted 299, 191 uni.ts coning out at th€
eristlng Eenry Lane illersection, thich is rjght
rea! the blidge.
If you coae out of tlat Poirt, the sight
distance is llot adequate to allos a Iarge volune
of cars to cone out of that i[torsection lha!'s
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basically said until the Bailey ntrsery area gets
developd, that rill chaage that rhole
intetsection aninay, if tlat evet baPPens, Yhich
re kno{ it's not going to happen. And that's the
biggest challenge. llalte 0u! lleryort guy can give
u3 --
UNIDIMIUED SPEAIGR: !{adan Mayor,
neubers of the coucil, conveniently enough, the
NeEolt city attolnoy sits in the sane suit that I
do, and to ny klorlsdge, thE city of N€YPort has
not been approached by Rarsey Coulty o! aryone
elle as fa! as developiug that site. And Bailey
has been there an arful long ti.!E and there has
been no (inaudille) about charging tbat.
To uale that link rould dranatically change
traffic pattells in the city of Newport and thal
portion of Washinglon County for a lot of r€asonsr
including reasons of public safety. And f think
*hen the rhole led€veloprcnl of thal co!!ido! and
lrurk bigh{ay 51 *as undertaken, thst light have
been looked at by the !'linnesota DsPart[ent of
Iransportation as a possille side Project since
they rele xolking fiith bolh Rarsey County and
Washington Coutty, and tJrere is probal}y a reason
that rasn't done or pursued. I donrt knor, I
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lhy thg tlaffic engineer locomended noYing it to
lhe ]ocatiol shom 0n lhis draring lhe o]d
alignDent, that xas their recoDr0endati on . As He
statted looh'ng at it, got the coDcerns, {e sar
that it ras hned up directly to the house al
2{{5, Ihe ray to address that ras to nove it into
that lex aligtr€nt so at that headlight glare no
lo0ge! exists, But re, certainly fron the lraffic
engineering standpoint, cannot reconnend alloring
that kind of volune out of the existing lenry lane
aligonen!, rhtch is over close to the brrdge
because of slght distance problens,
uS, IONGRIE r OkaY. lt. Rossbach, a
qulck question on that!
MR. RoSSBACB: KaihY, did You need tc
cortinue?
MS. flIENEI IN| I just had a follor-up
question about tha (inaudible) . The county HiIl
oonitor lhis intersection to detemiDe
(ilaudille) . Ile've been there betore,
liR. A!T: ltayor and council, vhat the
county has 38id or this particular inlelsecllon is
th8t basod r:pon the current Yolunes and the
sullent P!0jection3, that they don't see it's
to be xalrarted in the near tem, and lhat's
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g0rng
yasnrt part of those discussions, but let's keeP
in mind that that rhole area is beiry ledeveLoPed
as part of lhat bridge and trunk Eighray 51
project.
MS, [oNGRIEi I'ls. Juene&am.
MS, JUENB'IANN: I{€Il, tbe issus
probably rould have been ooney if l{N/Dof had
anyttring to say alout it, flh€the! it Deed.d to be
done or no!. ra-ching, ka-cbi[g every tine.
UNIDEhTIUED SPEMER: Narport could
pay for it.
l,ls. JUENEIAIN: I do thrnk te maYbe
should look into that piece 8nd have Stan at least
Iook into vlhst cme out of those conversations
(lnaudible) . they are dorng so nuch nolk dov.D
tbsre, I ca!'t believe nobody ever talked about
that intersectioa, you klor, yeah, the futule in
{0 yeals, that'r nice, but in the n€atrtirc xe Day
have issues because of rbat ro're talldng about
righ! aon in the southern part of our city, but I
don't think re're tle olly ones that have issueg
at that corne!. So I thiul it's vortlrrhile to
genelate convelsatioN to see lhere it light load
us. Ind li.ke Chuck said, rithout this developnent
it leaily doesn't mtter. Ihat's a bad Place Yith
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MAPLETIOOD CITY COWCIL I.IEETING, 9/28,/06 - RE: CARI,ER CROSSTNG
south llaple{ood. I'ladao Mayor and councrl nesbers,
your qu$tion about tle traffj.c (inaudiSle). The
neuoranduo that l{r. Roberls suppLied to thB city
lanage! o! the 26th of septeDber, he stales in
thele that the Baileys bav€ been coDtacted and
thel erylessed their plans, and therr plans are
conlinue iu tie nuls€rl, business for nany years
and never deveJ.op the land.
So Lhelefore, the thought, xhich had!'t been
uenlioned earlier, rbout €xtending centuly Avenue
souLh through the ploPelty {ould neve! take place
until the Baileys dectded !o develcp lhe proPerty
wilh Stelling, not only do you have a failed
inLersection to 8ailey road, but if you cone doln
the othe! eIId of th6 Sterling xhele it intersects
l{ith Calve! east of {94, you'le baslcally going lo
have a failed intelgection thele.
ilhen the Baiiey Avenue brrdge was being
built, Stellinq tutned into 8n exit route for
psople codng oul of iloodbury, they'd cone over
Sterling and dom Carver to g€t on 51 to go to
[o!k. At that tirc they ploved rhat putttng extra
tlatfic on carver Avenue rould happer.
Every rolkday, Monday througb Eriday, frou
apploxinately ?:15 until 8:15 in the oorning, any
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the next three to five years, to have a four-flay
stop. Eofleye!, as this alea continues to gror in
traffic, it xill b6 roni.toled, a0d it's at that
point rhere if grorth continues in fiye years r it
is likely tbat that xiII b€ a four-xay stipr o!
three-ray depending upon rhat happeus to Ue noltl
t]rere.
MS. L0IIGIIE: Thall you. llr. Rossbachr
does that arsre! yout questior?
UR. RoSSBACE: It didr but I have a ner
one.
US. IoNGUE: otay. Very good.
llR. ROSSBICI: So ttris is not a road
type situation xhere, Iike ia our neiglrborhoods,
rhere $e can decide that re just rant to Put in
stop sigs anyray.
lE. NT: Mayor, council, Carver AyeDue
is a cour:ty/state aid highmy. Thelsfole, it's
not only under their lurisdiction, but they have
to nest staLe aid slandards, Ind by doing that,
then rt has to B€et the ralrants. Ihere are
Harlalts publish€d, and once you neet those, tlen
stop signs go in but not until
!.1R. IoSSBACI: So just out of
curiosity, to kind of erPlain that a }ittle
fi9
of the residenls on streets Dorland, any of lhose
tlut cone out onto Carver, if lhe People rels
going to uork at that tine of lhe norning, they
rould have !o siL thelo untrl soneoDe ras glac).ous
enough to allo{ thar to enter the street because
the tlaffic nould be backed up from 61 aII the uay
beyond {9{, Ihis xas a day'in-and-day-out rssue
until Barley Road Yas oPen agaln
oranted, :.t ras Plobably Dore tlaffrc lhan
[h8l vou]d cone out of that develoPnent, but it
proved ths situation on Carver Avenue and on
Sterling. And light noH Sterling, Yher€ it coDes
out onto CarY$ Aveflue, I say rs a fai]ed
i.ntelsection because as you cone ouL to the sloP
sig, you actually arE turned to the rigbt lookinq
up to alds century on Carver. Ind the only safe
ray !o get out of there light nox rilhout stop
signs, vithout a thres-ray stoP sign in thele, is
you actually have to pull out further inr"o the
intersection because lraffrc that comes underneath
that {9{ bridge and coues rhiPPing arourd there,
you can't 8ee tho unlil you actually sneal out 8
Iittle fulther.
So I ask You to conside! th8!, also l
baven't beard any discussio! about ttrat, bu! lhat
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furtler. If 16 put uP stop sigIs tlele, Yould
Iike the highray police core 8[d thlol so:!e of us
in jail or do re lose stats aid? 0r rha! happns
if 16 dEfI ttrer.
l,{R. M: Mayor, council, fle do not
have the right, t}at is, right-of-ray unde! the
jurisdiction of 8a!s€y county, so rs d0 not have
tbe light to go up and put ou! si$s out lhere. I
could not order Ey staff t0 do that. It rould be
illegai. Ihey xould lenove thp! and --
(Inaudille. )
MS. !0NGRIE: 0kaY. lle}I, I have soDe
ottrer additional questi.ons, but I thinl vhat I'1I
do is I'1I defer that, because I knor *e've got
sons cj.tizens here rho vant to speak and voice
lheir opinions. So I thint rha! I'I1 do is I'tl
open up the floo! for citizens rlo mlt to cone
forwud, and then laybe ny gestions rill get
al}sf,eled anyray in ths couls8 of Ustening t0 your
systen. So lrhy doh't you Please coo€ forrard and
state your nane and address for the record. And
thank you for being patient rhile re go through
this aud thank lou for beiry hete.
l,lR. GoNzlrIIS: Iha* You. MY naro is
George Gonzales, I live at 2359 Eeights Avenue i!
fia
MAPLEIIo1D crrv cowcrL MEE| TNG, 9./28//06 - RE: cARl4R cRossrNc
did pu have a question?
l,lR. &ossBACl: so should He Put
siderall along Carver.
l,{R. U&URCI!ff: I don't klox
(Inaudible, )
llS, I0NGRIE; thalk You fo! You!
coe€Dt. Pleaso coDe forxald and state you! narc
ald address for tie regard.
tlR. BLIIM: I'e Don Blaine (sP) , I
Iive in r buildi-Dg at 2{31 across fror Hhere lhey
mnt to put in a nex road. lnd re've lalked about
the headligh! glare and stuff but aot aII the
noise that coues ftou a controlled intersection, I
live by one nor, and during lh€ sumer {e can't
heep our rindors oPen. I realize tlat xe're a
Iitlls busj.e!, I'n just off lrcade Street But
all night long you hear the cars stopping ad
goitrg. It's just not ttre headlight glare, It's
blakes squeaking, it's cars spinning their tires
vhen they tate off, it's loud stereos, and carYer
is pretty fast tkough therB. I think it rould be
bstter, E€nry shoutd be left lher€ EeuI i3 and
not put out.
!6. IOI@IE: okaY.
MR, B!trIM: lhat's all I had.
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is a part of this process and palt of the traffic
problen that we have in the area. lltd that's not
outside of ou! boundari.es. Ihat is MaPl€xood.
Ihank you.
!S. mNGRIE: VorY good, Thanf lou
very nuch. U!. Ej€Ile, did you have a question?
I,{R. EJBUJ: lctually, it's jus! kind
of a co@ent aDd a state<, too tlr. GonlaLes
has got a good D€oory becaus€ you ale Pretty Duch
100 percent correct. (Inaudille) on tle otler
side of the freeray is jusl a nighbare. Itrs not
failod. It's blind. Iou can't see rhatrs going
0n ald it's absolut€ly holrible. trld
unfortunaLely, because you pass undet {91, it
alnost gircs you a tunnel Bffecl, you just don't
see rhat's going on half tle tioe, And lhat rs
soaething that's our responsi-bility to assert the
gray areas (inaudible).
Ind that's another issue thst }lobabry - if
you haye that intersection there vith the four-ray
stop potentially farther dorn, I iust don't -- I
rould just -- (inaudible) -- esP€cially coliilg
frou Woo&wy, rhich tbat uer is only goiag to
gror, too, is only going to 8dd to it m!e. It's
an easy xay onto 61, too, vhich drives traffic
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even nore.
US. JUENE'fifiN: Obviously, re just nate
il a toll road so tbe tloodbury peoPle bave !o Pay
to drive througtr Maple*ood.
!rS. fONGRIE I Please cone fonud,
staLs your narne and ad&ess for the record. Tha*
you for being here this evening,
!R. MtsiIARCEE(: MY laxE is Stsve
!{enarchek (sp} and I live at 136{ Dorlsnd Road
Sout}. And I just Yant to Iake a! cddod codrent
about rhat George said about Carve! trvenue, Phile
x8're going through this rebuildlng area. Right
nor dom there on Crrver, there are so nany
child:en frou our leighborhood and Dorland along
CarvE! Averue ad just a little bit north,
childran are out there raitiag for the school bus'
there are no sidst slks o! arfthilg 8o thsy are
basically standing out in the stre€! until tle
school buses cons. It real]y gots bad in the
intertfu€ rhen the roads gel Plox€d. Ihere is
not even a cutb for tbe[ to stald onr 8nd n0[
they're going !o really inclease the traffic'
Itrs going to endanger a lot of child:en dom
there, thadts.
MS. f0NoRIf: Iha* You Mr' Rossbach,
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MS. !0NGRIET MI Rossbach, do You have
sone questions?
lE. IoSSBAC!: Iou start out talktng
alout the ploble$ that having a controlled
intelsection ceate, and thel you com€nted lhat
it's pretty fast thlough there.
l,{R. BLAIM I I'n there dai]Y. I see
the cals s!,6edinq up and dom Can'er going
underneath the bridge there. I hear therrr hittrDg
their blakes. cars are sneaking out onto
sterliry. thele have been sone accldents there'
MR. RoSSBICE: So rhat I'D tryrnq tc
foltor is you! Iogic of leaving it there the!'
!lR. BLIIM: I'd rather -- I uve
across rhete they rant to Put the ner road, so il
xould be a littie bit further aray. I rouldn'l
hear the acceleration of ths cals rhe! they'le
t*ing off .
U$, JUBIB'|BiiN: Iou're on the north 0f
Carver.
!lR. B!NM: Iss, directlY across the
stleet fro[ -- they uoved us 112 foet to lhe 'xest
so that lin8s up rith the ProPerty line, and I'r0
on the ottrer ProPelty li!s. so okay'
N. I0NGRIE I OkaY, Good Thank lou'
MAPLEwooD crrv cowcrL t{EE,'rNG, 9,/28/06 - RE: CA-R1ER cRossrN6
US. !0NGRIET I don I knox. that s a
good question. PerhaPs Yle'l1 -- re'll trrit€ it
dom and re'II find out the ansrer,
l,{R. C0CfrEU,r Becsuse I believe tlat
is a significant iryact on that PloPerty, becaure
in relation xe're going !o go ahead and Put j'n
relaining xalls and fences on toP of rstairing
ralls. llhen you look at the chuacter of tbe
nerghborhood oa the bluff line ovellooking the
liver valleyl ther€ is anothe! develoPnent that
you could find tha!'s like t"hat in the rive!
valley, and thEtrs Folt Snelling. You coDe r,? out
of the river valley, you have a taII ralI titl a
feler on it, ald ulti!8telY that's xhat this would
you be ]ike. Iou com out of Eish Creek or up out
of Ransey County OPus space. So that is
significant. that's a! j'ryact. It affects the
eavironnent itJ€U. So I believe that u ilself
hrs a significant i-ryact on lhe characte!, the
rural character of the area, and I believe that rn
rtself should have the deYeloPer reassess lhe
upact of their proposals on the Prolec!,
I do knot that on aII fou! of lhese proPosals
tilat they've had, lhat 38 Percent has basically
stayed the sare' that's basically xhat lhey can't
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Atry olher citizens cho vould like to cone fortard?
Welcone. Please state your nane and ad&ess for
tie record.
!R, CoCKREL!: Good ev€niDE' UY na[e
is Ron Cockrell {sp) at 9{3 ceDtury Avetue. I
apprcciate the effort -- tlre option to addt$s the
courcil ragarding the ptoposal rt tish Creek, I
guess there are a lot of things at PIay bere and
I'r not rea]ly sue rhere to start, but if you
rould allor rc ! fer linutes, I guess Irr going
to start rhere lbe council lasl ]eft off, with the
EAtl for this ploject.
Ihe council reviered it and it nade a
detendaation legalding ths BAli, and at tlat ti-rc
the proposal, xhich i3 nor Probally in its forttr
generation as to $at it is thoy are actually
going lo build and {an! to seII and ceale irt
Maplerood. so I don't kDoY xhat oacb p€rson xould
interpret significant vhen it cones to changEs.
t{hen I think about thal re've done Yith this
{illdicating) just in the portion of the trafflc
study, I neaa, do ve have failod inlelsections o!
not? Il app€als that 299 units rith s€nior
citizens xe have failsd intersectio[s. It apPears
nitl 199 uits rith tle diffelent tlaffic Patt€rns
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develop. I!'s just flal out that ray. Every
o!he! variation Produc! ure, type of buiidings,
lhe dsnsiq have all used thaL saire PelcenLage,
ljld so nor PolentiaUy if re put in public roads,
yhich is one of !y pointr, because I had the stoly
of tro Jo€s earlier in lhis neeting on Monday
nrght,
One Joe cane in *ho rorks ttith an assocration
and is very concelned abouL tbe PUD tlat xas Put
in place for ttre developer to close out and sell
that property utde! a P0D, aDd nox 20 learr }ate!
tie citizens have a teal i.ssue regarding the llilD
and rho vas given the infornalion and nho 'ras held
tialle fo! Lhose lypes of thing. Ind nor this
counci.l here is going !0 go {ith $5/000 to revien
tiat issue, I think !t's a t€ry leal issue that
tle PUD, I believe, circunvenLs the *hole process
that ve have in place flith all of our d:.fferent
coumssiolls, aII of ou! different codes and that
ti?e of thi.og.
Itrd so rhen you look at the character of lhe
neighborhood and the process that's in place, re
can follor th8L, re cal asErue {bat night haPpen;
and then iJ a Proiect doesnrt fit o! canrt fit the
norfi8I Procedu!€, re basically Put a xool coat on
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it riII still have fai]ed intersections.
Also viti tiis EII{, rhere it's located at a
critical uea, along tle bluff lines and tla! type
of thing. As I understand this ne* proposal, sone
of lhe diffelences muld be is that lhey are
taking ouL lhe lift stations so [e eould not be
able to service aly othe! ploPelty oma!8 xho hlve
the light to have access to ou! sexe! syst€!8,
rould not be available to then. So on I
conprehensive vie*, ate ve no! 1o0ki0g at tle
otiret side of the Sterling Av€lue legarding that?
Regardilg tI6 aateup of tle land, the 38
percent nunber tlat fl€'le hgaling, xa'!e heuing
tno diffelent rays. lle'le hearing 38 Percent, 3l
percent, 39 percent is open space. I've also
heald it leferrod to 8s uldistulbed, and I'[
lhrn}'.ng those tro nunber3 are not the sane, If
it's oPon sPae, it's sonetiinq that the develoPer
is going to ]eave after they are done gladug the
propelty, as I undarstand i!.
Is it tlue that this last ProPosa1 that re
have nor, the difference be!fleel ths 299 utrits and
the 191 ud.ts is poteBually 80,000 cubic fe€t of
additional land being Boved? Is that true? I
guess I --
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l4APLEIiaoD crrv cowcrL MEEfiNG, 9,/28,/06 - RE: cARvER cRossrNc
it happened a yeat late!. I uean, in '03 re
decided Urat because of tlte uany asPects of tlis
8rea, rsrre going to have a celtain diffelent
characte! and {e f,ant to Protect lhal character,
s0 m can€ up vith a ray of defini.ng that tyPe of
developD€nt.
I'D noL too sule hor often xe uPdate ou!
nastu plan? Do rc uPdale it every yaar? 0kay.
So I'e assueing lhat lhen {e cone acrosg sonething
Iike this and it's rot i[ our Mster plal but xe
have a very real i.Dtent to do sonething uittr il,
is tlere a holding pattern for this code? Is lhal
soEething tha! aflors us so re don't lose tlack of
xhat {e'!e trying to do as a city, !o have control
over the planning and the develoPnent of our city
And rllinately it's lhe citjzens and a dlffelent
comittee lhat cones for*ard and says thls is rhar-
our intenl rs, not only b8caus€ of the serer
systeB but because of the toPography, the na:ulal
bEautl of the area. Ihis is the t!?e of Ploduct
tha! re'd like to have availalle to ou! citizens
to buy and ss}I and becoue an identity that is
sith Maplexood. So the envj'ronnental vorksheet,
can re addrsss that question regardiDg the anounl
of lan&caping or tle anount of earthlork betrcen
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it and say go ahead and you can come dth th€
flock of the sheep. It's okaI. ik'U fit you in
and hide nhat you really a!e, lnd ullhately, il
leveals itself Late! on tlat it's Probably the
rrong thing that tJrey have done rith lhe !UD,
undersize lhe straets, or lhis case, it [i]I
state thal tlis Pm has less irpact on the
ovironnenl. No. it's slili th€ sals P€rcoltage.
38 percent undeveloped, the lest of it's going to
be scraped, and ultiestoly, this project riII turn
back on the Mississippi liver so they can flor
through tJre xetlan& to ttre !o!th of the cIeek and
eventually dovn into tie creel.
s0 uttfuiately rhat earth[ork is happening is
Herle turning our back o! the (inaudille) corridor
so there rs notbi.ng developed; and in doing so,
He'!e goj.ng to lift tlie elevation and Potentiauy
you can see this deveLoPeent fron lhe river, rhich
is a violation of the corridor.
I'n surprisad that the DIR hasn't a]leady
been in on the plocoss, because rhen thel coDe in,
they'r€ going to fjrd out thal ttro 18 perceDt tlat
does exist at that souttrrest colnerr they a!6 Dot
going to be able to build on tha!, they keep
coning around and negotiating thrt they nay seII
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the 299 and the 199. If I could qet that, lt
rould allor n€ to take sone direcbon, please.
MS, I0NGRIE | 0h, okaY If You rorgh!
flanl to stsP aside, xe can ha're eithe! the staff
0r ihe developer ansfle! that question.
MR. C0CRE[!: And t]ren I have a fer
nore Eestioas.
t$, IONGRIE: then You can cone back,
yeah. But fle dgh! as xell ansre! that gueslion
flhi16 ve'!e thrnking sbout it because that's
plobrbly PrettI PertineDt, Because it actually
follors up on one of lhe questions I had, so re're
just knocking off the l:'st,
MR, SCENEIDERT thank you That issue
as -- Ki-oley-gorn, John lo!n, rudey-loln I
lssociates, your consulting engrneers, Iooked at
tle (iraudible) plar atrd looked at the rolst case
scenario EA}l as it corPares to the plan lhat you
hav8 nox befole you. Ihei! conclusion is tbat th€
revlsed plal sulnittal does identifl one lrPact
a!ea, and lbat's it, rhere tiele is al increase
fhat beitg said, their conclusion and tieir
explanatiotr of that inclease is contained rithrn
the August 23rd lett tlou Kj.dey-torn And so
concluded that the levised ploject rould rn
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they
it back to lhe city for oPen sPace. A1I lhrough
tighland, all lhrough this corridor tlere ale lots
of places rhere you ttrink lou ca! deYelop, but
lhese rules, tlese overlays coD€ in and say no,
the reason is bigger and grsate! tban any city and
developer and any ProPerty lights, that tbis
orerlay says, ro, thes€ tIPe of t"hiags, because of
the eDvironmntal value, car't tate Placs.
Aad so in MaPlexood tbis is our opPoltulity.
l{e're calling it sone particulat zon€ is rh8!
',{erve called it. llld in tha! zoDe, sue, rc can
develop. It's all these other things re need to
recognize. And I believe through the P0D, it's
ulttuately still pushing lhrough the sam playing
field, }lE go ahead ald develop rs nuch as ve can
at this location.
llor, the iryact to the neiglrbors, rel], the
N:tlBYs, not in Ey backyard. tlell, tley bought a
place rhere tley tiought acrosr tle creek rele
goilg to be tHo- or thlee-acre horcs rith tiat
type of thing rould com fron the tyPe of zoning
tlat re have.
so ultifiately, I don't knor if tle process --
inslead of raitiug 10 or 20 years fo! a city t0
nake I co[prshemive dscision as t0 that location'
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MAPLEqOOD CITY COUNCIL MEETINC, 9,/28,/06 - RE: CA.RyTR CROSSTNG
rs it in lhe a!6as rhers there is nore of a sl,oPe?
I n6an, just so thal I understand, exactly there
a!€ rc talking in al.l of thls? Because thele is a
lot of angineering kind of tall hsre and lE not
8D engin6e!, so --
!R. ,u,t; Mink llr. Wicklund cau talt
about the increased uea.
M3. LoNGUE: lrd ro let us knor *here
it is exactly on the naP.
!R. tfifiIolo: Celtaj.nly, As !t, AIt
stated, the rnctease in gradj.ng has co[E as a
result of a changs iD unrt ti?e. It's qrrte
simply re have less vertlca] units so {e'!e
reguired to go out and distulb a greate! a!ea.
That ?0,000 yalds anounts t0 less than a foot
of additioual iryact over the area of disturbance.
I don't knor the exact nunber, but iust in a qurcl
calculaliol you're looking at, lust bying t0
$antify it, it's sonellhere belreen a hal! a foot,
right around a half of foot Lo thlee qualters of a
foot.
The areas of dislulbarce, obviously r11 of
this has remained Pletty nuch iltact as [hat tie
initial ras. I believe this has also, this has
also {i"Ddicatirg) . th€ PrinE:I chang€ is the alea
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lany aleas reduce the i-npacts docunerted through
the EAIJ process, that no additional adverse
envilonmental i-upact rould r€sul! flom the revised
pLa!; hence, the findiugs and conclusions 0f th€
EM reoah valid as tJrey reflect the rolst cisg
projec! ilpacts.
lhey did identify the incleased ealthflolk.
that is attributed to tie increased $ading fo!
th6 enhanced stortrflater treatmnt. It a18o is
attribuled to the change in unit style. the
single fanily dilelling did require a liltle bit
rcre ealthuolk, but their corclusion specifically
to tte earthrork nuber js that that volune, that
incsased volu[E of earlhtork, is not considered
to be a significant chaDge coryated to the ovetall
benefits of tle revised plan.
And so it's not uy oPinioor lhal's your
consulting engilee!'s professional opinion, and I
don't knor iI your staff sbales tle ssDe opinion
but tiEy haven't voiced otlerrise.
tlS. LoIIGRIE: llell, caD You -- I'!
trying to find that --
m, A!T: Mayo!, if You go to Page 76,
it's lhe consultanL's ]ettsr, It talks about
goilg floo an i0Gease of 73,000 cubic yuds.
125
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they indicale that sone of thst is lhe rosult of
grading frou an additionsl storfl{ato! arEa and the
infilkation a!ea, t0 do that. 73,000 cubic yuds
sounds like a lot, ud this is; but for a site
t}lat's 13 aclesr thatrs not -- in our leal.E of
davelopment lhatrs lot significant, and I thinl
that's xhat the coNlltanl deterdned by saying
earlhrork volue i9 not considered to be a
siguifican! change corpared !o the overall plan
M5. IiNGRIB: 0kaY. Attd xhat rould be
the threshold for tle sigdficant change?
I'lR. l!I: IfPically, l{ayor, council, on
a developuent tiis size, you're talking hundreds
of thousands of cubic yards. l{hen you start
spreadiDg t)is out ove! that large an area, you're
only talking i.nches rorlh of diffelence thloughout
lhe entire siLe. If You 6ta!t getting in tho
hund:eds of tltousaads, yourre trlking about eovfug
feel of uaterial on r Mjority of the site and
they're not doing that. So tlat chaDge is, as rc
consider it, not siqnificaat in the novenent of
naterial.
us. TONGRIE: Right. so tbis increasad
dirt rcve[ent yol: mnLiotred has Paltly !o do rith
the change in housing style, aDd so I'! xondelilg
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through this area ir: here (irdicatlng) .
Preyiously [e had t]e three-story, 360-unit
building il tbere rith underqround parking, aad
that {ou1d be kePt in essentially a naturaL state
previously o! nor€ near the existing grade Nor,
in this alea (indicating) ve are doing sone more
rork through lhat area there, so that's the area
of additi.onal disturbance
trS. L0 GRIE: !{:. Rossbach, a questron?
!,IR. R0SSBIC!: flould it be safe lc
assue that i! ue rere doiry a tl?icai single
fadly developnent, that there vould be nore
distutbance of earth just because you ther splead
things out fu!tbe!?
MR. iltfilUt'lD: there certainly rould be
a gleate! area distulbance, trnd, you knox, fle
ta*ed about lot areas ald re talked alout +'his
10,000 sgua foot ]ot ares for an R-1 lot Thal
10,000 squu6 foot doesn't have !o be aLl be
buildalls. }Ie could si.rply stalt adding length to
the lots and areas that Ye rant lo Presene, have
then becotre omed bY tbe lol omer, and
potential.Iy get to that 10,000 nuIbe!. that's
reatly aot been the dj'rectlo! of tle develoPer nor
tbe direction of staff. }te rant to try to
MAPLEWOOD CIT'T COWCIL MEETING, 9,/28,/06 _ RE: CARI7ER CROSSTNG
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ras a gBDtlemn regalding the PUD and a Plivate
drivevay and that type of thlng. ile nentioned
that, and Dofl I understand that re are actually
looking at potertially [ating this plivale
driverays. The other Joe ras tbe Joe that cane il
tlat srue evenilg very uPset rith an actio[ by the
council.
Ibat Joe cam j.n and bought a prece of
propelty, a yard, and had sone land use rssue. lle
decidsd that's residenhal and that resldentlai
should remin residential. Bul Joe, ItLe the
avelage Joe, j.s a buslnessEanr [ay haYe a truck o!
trying to feed the fauily, NoY Ye'!e taking 191
Joes ald Putting Lhen on snaller }ots, sgueezed
inLo sualler light-of{ays, potential}y rlth
energency vehicles that nay or My not get in and
out of this proposed develoPnent.
In thinling alout lhat Joe, that Joe j's going
to co[e in and buy it and he's goittg to have a lot
of the sare type of lssues and demnds lhal thsy
rould expect. Ihe july cones ln and says, okay,
j.t's a private driveray and that t]?e 0f thing,
but xe'!6 talcing that Product a{ay flon thal t}?e
of Joe that rs have.
Ind I just thiuk that Ye look at a
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MinLain and preserve those areas ald kind of have
one etrtity hare control of a]1 of theu as oPposed
to E city trying to deal ritb 191 landomers in an
alea that's ervilomentalll sensitive. So have I
ansuered your guestion?
!4R. RoSSB,ICE: I thinl so.
MS. LoNGRIE: Okay. Ms. Cave, a
follor-up Eestiol?
MS. CAVEI My Eestion ras alreadY
ansreted,
uS. IoNGRIE: otay. very good. thank
you. I $r€ss that's aII the questions [e haYe on
that. Mr. cocklelI, you nentioned you had a
couple othel qu6slions, Eo Irll let you cone
forrard, and I lecogni.re you.
I4R. coCnILl,: Thanl you. So as I
undersland ii, the 191 udts nor a!6 individual
Iots omed by the oflners and they rill take care
of their properly thenselves. Is that rbat I
understand lhe proposal is?
MS. loNoRIE: I tiinl it's an
sssociation.
tlR. CoCKNL!: A! associstion fo! the
open space or fo! the 10,000 s$are foot aYelages?
I'lS. !oNGRIE: Iie can clarify tlat. But
developuent like this, they can assue thal it has
to be a celtain cbaracte! that actually orns lhat
propelty, If it's going to be three vehic).es per
hone o! one vehj.cle per honer it's going to be a
mix there and that, in turn, gives us our traffrc
:.ssues and our delsj.ty issues llrth lha!,
On this develoP[enl here, re'!e sgueezlng an
axful lot into that a!ea, and I'o not sule --
again, another quesllon naybe the dev€]oPe! could
approacb, is a retai.ning xall quostion as to }ox
bigh, bop [uch of that is th6!e rhon you have thal
type of earthrork in place. lad again, those
!€laining flalls, rould those be coEDon 0r rould
they belong to tho lMd omer?
l1S, LONGnIE: trnd do You haYe any oth€r
questions? Because jf you do, perhaps naybe you
can get theo out and then xe rjli get lhe
developer up here to aasrer thee all at ono tioe
l,{R. CoC8REtl,: Ibal's good Thank you
MS. l,0llGRIE; OkaY. VerY good' And it
looks like our council nenber has a couple
questions for You, too, }{I. Elelle.
lE. SJELLE: (Inaudible) Ce!tu!y, hott
*ide are those st!ee!8 in there? (Inaud:ble')
MR, R0BERTS: Nex centulY BouleYald, if
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it's ny urdelstanding, and ll!, Robelts o! laybe
you can clarify t!is, too, but it's DY
understanding that it's aII governed by an
association. Is that corlect?
UR. RoBERIS: ll8dEtr l',ayor, I thlnk re
better b€ clear rith lhe develoPers, I'{y
underrlanding is there rill bs an associalion for
the conron area8, 8nd again, if there xere privrte
drivarays, private utilities, they rould be
lesponsille for tlat, thele rould be individuai
lots, individual Pieces of ground, tla! ths
houeomers {ould oxn. Ihe thing I'n not clea!
about is ttre Eainlenatce of tle extelior of the
unit and, say/ shoveling your drivevay or noring
your grass. It'5 [y undelstanding the individual
honeomers xill take care of those elelents on
thei, orrr ]ot,
MS. IoNGRIE: okaY, But the connon
ground, the oPen sPace aleas, that xould al] be
miutained and talea carE o! by tbe associstion?
l{R. l!t: Ie6, iacludilg the retland
aress and those tyPos, yes.
!8. IoNGRIEI okrY. Ihan} You.
I'lR. COCKRELL, I Thanl you, l'layor. That
brings rc to the stoly of txo Joes. Ihe other Joe
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MAPLEWOOD CITY COUNCTL I@ErING, 9,/25,/06 - RE: CA.RVZR CRO,9STNG
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you lecall correctlyi I thiak that's 30 feet. lnd
tlen soee ot thosg otbe! onesi Iite Proutoryr
tlose are 28 foot rj.th no parking 0r one side.
R. }lI: I thi* there are soo€ thal
are 24, I'u not sure ProDator1. that ms lighl
before I slarted vit} tle city. 8ut beiry dom
there, I think soDe of thetr are 2{, others a.re 28,
and the! tile !ajo! road is 30.
l,{R. EJXIIE: t just had a visual in ny
brain,
l'IR. }Il: I'|[ Dot sure about lro:Iatory
bul I think lhe others are 2{.
!.rS. IoNGUE: olay. I ras going to
recognize !tr. Rossbach because he dght bave a
question. Ee has a question.
1,,R. RoSSBACE: Actually, uy quastioa
las fo! Ron, and he had so Eany Joes going on, I
losL tracl of shat his point ras. I{hat ras your
point out of that?
t'lR, CoCIRELI: the point is re ue
selli[g t]en a singls fanily hole xhen, in fact,
re're selling then a dorn-sized lot on s&allsr
size strests r{ith r ono xay iD, one ray out
neighlorhood, ard I think thele is a lot of issues
xith that.
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and he oay have, unless re delr.de tlrat lhere is no
parkug at that locatjon and, aqar.n, xe're goutg
!o ove!-clof,d these lots thal ale already
unde!sized,
So it corcs dorn to usag€ and rhat xe're
aeecting to hav€ doxn at tlds localion xhich is
in the utional corridor, and I really have a hi.glt
expectation of a raII faclo! as to xhat happens
th6!e. lnd sure, Ir! not tIe landomer, but in a
ssnse, aII the land around it ard lrhateve! j.s
built in tle niddle of lhrs really rryacts rhat I
erpect is fro! all. tire open space around this
location.
}lR, RoSSBACE I I have a foiJ.ov-up
guestioD for lGn.
US. TNGRIE: okay.
lR. RoSSBACE; I can't quite renenler
hor [ary areas in tho city ue use the R-1s, I
reoerber tie old &ive-in novie site, but beyond
that I do!'t lecall.
!R. RoBIRIS: Ladar Uayor, mnbers of
tIe council, tie only one I ca[ lecall lost
recently i.s up on GuII Avenue east of I'lcxnight,
lhat ar8a is not mediately east of MctrIright, but
as you go a little farther east *here GuIl loops
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l,R. RoSSBACE: So out of that I rould
lake lbat your issue is ttre otre Hay in, one xay
out, because re have people liviry i! individurl
homes and iadj.vidual lots all over the city, It
seens to vort out pletty good. Most of the
neiglrlors that I'v€ been hgating fson, lhst's rha!
they xant doxn lher€, to you poiDt i3 tlat it's
one tlay in, one [ay out?
!R. coCxREL[: I thin] the lots dom
there are a ]ot lalger than yhaus being proposed
in this dev€Iop:lent.
1,,R. RoSSBACE: lad hor does that beu
on one ray in, one *aY out?
lE. COC OL: WeIl, tJrat's anotier
issue. Irn saling at this poiut hote, rerle
craloing in this dovelopoent rith aII the needs of
191 fanilies, yhatever tlat lakeuP Eay be, [e're
putting it aII into tlis one location, surrounded
by 14-foot ralls, six-foot ralls, rhalevu, on one
side, the other side has the freevay, re have one
ray in, one vay out, rhich is really a heallh and
safety issue. Itrs conveniett fo! those xho Uve
lhere, but also itrs a healtl and safely issue.
8ut rith the ,IoEs of tle yolId, ttr€ Joes crn
be parking on th6 street there vith chateve! you
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and then hooks into 01d County Road D, lhose lots
are RlS lots, There are a couple of suall
scattered sites, the corner of Roselafln and
Ken{ood, tbe soulhvest -- southeast colner, lhere
are tro lots thal are iD there that rere recently
buil! on that ale trto RIS Lots, the one
neigiDorhood that vas eve! done ras the GuII
Avenue p!ojec!, nhich ras 15, 18 yeus ago now.
!R. RoSS!trCE: 0kay, Thank You.
MS. I0NGRIE: I'ls. Juenenann.
MS. JUENEIOIIN: Just a comeot. That
very often happehs I think rheD ue start io do
in.fill {inaudible) . Iou sonetiffs gnd uP t{i.th
R1S just b€cause that's the ray it xolks,
on this issue of thE ona ray in, one ray out,
and rE had this before, re bad it ove! off of
MclteD8ly rhen that last developnent rcnt in, and
re had a point of di.scussior on tiat orc. It
l{asn't as long as this. lnd then you nade soue
reference to the frrst plan had Lke a boulevald
type setup, Is that gone no*? I g]]ess I thuk re
need to define rhether th:.s is, in fact, a Public
safety issue o! not. I nean, is il or isr t ri?
turd if ii is, ho* do ne address it o! flbo decides?
MR, A!I: Mayor and council, lre looked
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(inaudi.ble, ) ljld it's u0foltunat€ hox this Place
is deslgned is lhat you've got everythinq going
into a little bottleneck (inaudi-ble) . Can te do
sonelhi.ng to conEot that botlLeneck is rhat ny
certain :s.
!{S. LoNGnIE | okay, Ms, cave, a.
question?
US, CAVE: Chuck, I don't knox if You
alsrerod [athyts Eestion or not. Did ve do a
public safety study rlth tbe one €nhancs 0n
there? $h€ said it's a Public safety issue, She
thought it ras. Did xe deterdle if it 'as o:
not?
!R, NT: th€ Public safety dePaltnent,
re net yilh then, re tatked rj.th both chiefs on
that and reviercd ou! issues rrth that loadray,
and it was rBa]ly the abilrty to try to access
through those other roadways And it flas the
connection to Dolland thst lhey carc uP rith and
said ygah, rhat xe'Il do is you have lhe breakoff
posts and Post it 9o that n0 regulu rehicles can
get tlrough there, 8ut if you have the bleakoff
posts and hffi re design ther, eilher rith a spear
pir or cut off {-by-{, hovever re do that, and it
ras theij suggostion so they rere involved in that
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second crossing of Eish Cr€ek.
MS, JUENTMM: But that lay be ride!?
l,{8. lJ,I: Yes. }ls $ould have a dual
lane, probably lno l2-foot Ianas on ti€ each sido
rith a center boulevud, lhat ray you can
alrays -. you my have a sur[oultable, l{s did
that on -- nayb€ sorc of tle oer ueobers don't
knor, but Kinnard street, Ninnald leLreu Beas and
County Road D, re have tro l5-foot lsnes oD eitlet
side, bu! tle ole-sidod stle€t has a suroountrble
cu!b. So b€cause ttrat 8rea actualll is -- becausa
near the hospital there is aa anlulance entrance,
and so they r€re concerned tlat roadray shut dom
anbulances, €nergelcy vehicles in lhat uea rilh
congeslion, so re just nade one si.de of the
roadway suruountalle to the crrb so that tl}e
veh:.cles could drive up o! the curb going both
raF. lrld 16 feet, tpically you need eigh! 0r
nine feet for cars to pass in very close
proxinity.
!15. IONGRIE: !l,. fjeUe, a question?
MR. IJELII: Do re havE anY abilitY to
get WDor to do sone kind of -' do you knor rhat
a (inaudille) ig?
l.lR. trIT: No, I do!'t.
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MAPLwooD cITv cowcIl I'a,ETING, 9/28,/06 - RE: cARlzER cRosSrNG
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IR. IJELIJ: (]naudible) Do re have
any ability to have then do sonething like that?
Iou're looking at-about 800 feet is Plobably an
issue of rhat you have to rorry alout because tlat
roa&ed is up pretty high, lrs you able lo do
sourething like lhat? PIus, in that boulevud --
(inaudibLe) . Do rc have eny ability to kind of
get thea to do tha!?
lE. ALI: llayo!, council, xe r0aI not
have the alility lo get th€r lo Pay to do it, but
re have ttr6 ability to get tie develoPer lo Pay to
do it on MN/Dm property.
MS. IoNCRIE: okay.
!R. lJml,E: (lmudi.ble. ) No natte!
rhat kind of trai.l you €ventually put in you are
not going to have access lo those lolle! Parls bI
hauling people rn and out. But you'le making sone
kind of a realistrc effolt t0 do thal, because
honestly, for oe, that ]s one of lhe b]ggest
plobLens rllh thts, Is lhat I see thrs -' you
kror, just becauss of nhele this (i:laudi-ble) -- I
k[or they'le trying to Plotect the creek and you
don't rant to build over the *eek, and yo! $ant
to honor thal, and tha!'s fine. Ths lreeflay
sitting righ! there that :Nch highe! uP
at tbat and discussed tiat. that ras in the pla!.
iJerve kind of lot got doxn to those kiD& of
details. I vould expxt it vould ne8d to be ir
lhe plan. As re cross Eish Creek, re have to look
at the delails of the i!p8ct. But again, lhat m!
our proposal.
Ind Ken ca! talk alout that, though. lie
leally said rith t}e energency access Poiot
tfuolgh the socond cul-de-sac, if you can Point
tlat out, that ar6a (irdicalhg), re felt that
really the uajo! exposule to tle city of tie
single access is just across that corlidor, fro!
tlat cul-de-sac down, Because once you get dom
ir there, tlen you have the side sbeets and you
have lhe potential, youtle plobably going to have
sone trail connections or sone nay through th8!
second atea. So you PoteDtially haw secondaly
access fot thal vhole southen arer tJuough sone
of lhe side slreets and trails rhere yo! can get
through, so lealiy, your xposure of a single
access poin! is only through the trish cleEk
corri.dor, as [en rs Pointing out on tbis IlaP.
It's just tlat one segureDt in there. And re said
before vilh the onvitoNrental ExteDt o! that
corridor, re didn't se6 the lenefits of having a
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MAPLEwooD crrv couNcrL I@ETTNG | 9/28/06 - RE: CAR\ER cRossrNc
leans leqally, rhat it leans in planning, and I
vould ask that this councilejecl this Proposal
The 60 days is the clock youlle xolking rith
becausB I r€a]ll ultiDately lhitrl that you!
citi.zen couissioos have rea] concerns aboul thrs
and it aounds liko th€ council has concelns about
it as xel1. Tha* You.
MS. f0[0Nf I Thank You verY nuch.
Perhaps staff or [k. canter can ansrel the
question quick about lhe 60-day rule,
lE, R0BERIS: I'I1 give a sbot at it,
itadaD uayor. Al the botton of page 26 re outhned
lhe 60-day rule ti.neline rhich ends touorror't In
a brref sumary, slate lar gays lhat lhe .rtLes
have to act on an appucatron like thrs rithrn 5c
days of receiving il, that deadline rn lhis case
is touotrow, unless lhe developer agrees to a lirc
ertension.
MS, LoNGRIE: VerY good.
t{R. CNITER: I'Il supPle!€rt that bY
saying itrs Uintr8sota StatuLe 1599 and it calls
for agency aclion ritlin 60 days, I think [en
pointed out rhen staff has calculated that !i$e
frane, conLrary !o popular beLief, you don't need
pernission t0 exlend that, Iou're alloxed an
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Process,
US, cIvE: so they xelo fine rith it
being {inaudib}e) .
lR. N,T: fl6II, ttrey undetstand it.
Ihey uderstald lhat *e bave situations ]ike tlat
in other parts of tle city. And as you IooI at
tlat/ I rasn't arale and havelrt leard about the
thre€ accidents o! the tto he!e. I rrslrt arale
of lhat one.
!,R. UELtt: At that incidont tlo reeks
ago, re had uulliple officers asling for
diroclions {inaudille.) Our orn police officers
didn't even knor rhere they flere going. So I'n
so[y. That kind of nakes ne xonder a ]ittle bit.
MS. loNmIE: lE. Cochell?
MR. CoC&Elt: Thant You. Jusl a
couple Dore points, Eartier in tla neeting Monday
night thele ras refetence, ad I guess fo!
clarificatior o! intelPretrtioD, rsfelelce to the
60-day rule tha s i! llay hete. If I could harE
an undetstandirg fron a plauing ssPect of it 8nd
fron a legal aspect as to comeguences that Eay
have occurred. Ind on tbB fuPside of it, just
judging by tbe anoult of uaansrered guestions ald
concerns that I beli.ev€ still 6xist, the intent
141
extension as the agency. Iou just have to
€lutrsr8te a teason for exteDding tha! perjod of
tiDe and obviously tell the developer o! t{hoever
is naking application xhat period of tire tha!
Iourre teIIiDg theD Iou're extending it,
MS. TOIGRIE | okay, verY good.
Mr. Bossbach, a guestion to fo1lor up on that?
I'lR. ROS$BACE: M!, Cante! just said
something thai I do!'t think I've ever heard
before. Did you just say lhat re could just say
re're going to extend our lj-oe because of thr.s
reason and thel can'l do anything abou" rt,
MR. CtrNIER: Cor!ec!,
MR. R0SSBACE; tihY, lor the last 15
years, have xe been acting di'fferently !hen? I
B6an --
t{R. ROBERIS: I'I1 gi.Ye lhat a shot
It's alxays beeD our goal, a! Ieut the Planning
depalhent and the dilection of the plevioug
councils, to get thi[gs done, and ue really tried
!o slal rithin ihat 50-day tine frane lle have
extended plojects in the past. Not t0 say neve!,
but i.t's been our exPelience lhat nosl 0f lhe l!rc
16 calt get things doue. Aad re have had
developers ask for extensions 8s rell lle can't
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that the city had for that property rhen il cones
to the planniag coud.ssion, eight to nothiDg
denying this, because there are so[o real issues
out there that need to be ad&essed.
And rhat I roul.d ask is if tlre developr
didn't xithd:ax this proposal, I rould asl that
you deny lhe ploposal on ]realth and safety issussr
the i.npact on the neighlorhood, the design, and
basicrlly, several points that the planning
connissicn voted for as rell,
I LhiDk thele ale a lot 0f i.ssues that sti]l
le€d to b€ addressed, 8nd hobbling along *ith a
bandful of sand ald haoding it to the Dext Person
sayilg tbis is t}e project, it changes each tine
$e hard it o!f, Ihis is the redev€IoPoenl of
Irap]e[ood's orig!.na] neigtrborbood, and I donrt
hor {hat th€ Plsns ale of t[e omEr hor to hand]e
the fac! that there is an Indian village at that
location.
lnd I knor they bave a light to d0 rhat they
rant rilh the propelty, but I'n just rondering if
there is soDe respect o! if there is sone type of
plan i[ place for th€o !o keep an eye ou! for {hat
Eay o! nay not be at the location.
But ulthately, lhe 50-day rule as to ldhat it
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MAPLEWOOD CITy COUNCIL MEETING, 9,/28,/06 - RE: CARyER CRO.SSTNG
have to build yithin a celtain ttue? I'r iust
culious.
US. LoNGRIE: okaY. Good queslions,
and ve'Il fifld out the 8nstl€rs, MI. Robelt s,
I'tR. Ro!ERIS: As far as the first Part,
tIe group hone o! the residential facility as it's
nore political correctly called nor, rerle a[are
of it, and I did talk to Lieutenant Shortreed
about that back rhen re sLalted rhls levleB
process because I did have co@ents fros neighbors
about the parking 8nd the shuttle bus lhe Patrol
officers have tagged cars sitting there overnight
occasiolrlly but lhel do j.t on a conplaint basis.
the hope is that afte! a fey tags, that the
operatols of the grouP hoBe rouId figure out hox
to hsve enough parkl'ng for thei! elPloyees that
are tbere.
I haven't gotten any conPlaints aboul it
leceDtly, but if it stalted uP again/ that's
sonething ou! police can certainly lool inlo and
lespond to on a corryIaint basis, the second Pa!t,
again, rould be a developer qlestion on the sales,
Ms. LoNGRIE: okay. Let ne follou uP
and see if either councj'} nenbers have a guestion
on tlis filst guestion. lL, Bjelle or
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say it's neve! beel done.
lls. LoNGRIE: M!. Cart€r?
m. CNnER: Just to supPleDent,
developels celtainly Day Esk for a valiety of
reasons to extend as well, and itrs nole tie[
accepting the fact that il's going to take longer,
because if they don't, thea re ate still forced to
act. So j.t's a ray for then to have flexibility
as rell lnd I don't lnor rhy you haven't in 15
years, but uldet subplragraP} E of thal sane
statuls/ agency can ertend tiue linits under
subdivision 2 before the end of tbat 50-day period
by providing rritten notice to the extension -' o!
of the extensi.on to the apPlicant and tbe
notification nust sinply state tle reasons for the
ertension. so --
lA. RoSSBACE: CID fle extend it
m. CTNIER I You get one.
I'{R. RossBAc!: One *hat, additional 60
days?
!8. ClrllIER: Right, o! Iess. Iou just
bave to teII then tle extEnsio0 of tin€ you nBed.
MS. IONGruE: Plsase steP forfl8rd,
state your nsne attd address for tle record, ald
145
eve rfor
Itr. [ossbach?
MR. !JEU,E: No, Ee just took care of
ir.
MS. IoNGRIE: okay.
MR. R0SSBICI: And rine would be
typically trith group hooes. ue have a !eq'.lrre[ent
lhat they need to -- lhat they can't Park on the
stleet, and rould ve have lhat on that one?
MR, ROSERTS: trlada.n !{ayor and councrl,
re have to treat theE as any other single fa ly
horc, and agau, there is not supposed to be any
overnight parking on tie sLleet, but during lhe
day re have Do lilits, !Ie!e is no -- it Is not
posted for no parking for daytine hours.
MS. L0NGRIE: lt. Ele1le.
IE. BJEttEl lilat I've been EbLe to a
discern is tlat thB najolity -- group homes cover
a nide variety of a different kinds of people and
different issues and xhat no!. Thele are actually
! Iot of thos€ people there, rost of theu are jn
xheelchairs and nost of theu reguire handlcaPPed
Bccgssible Yans, xhich are usually brgger, and
lhrt kind of adds to sole of the congestion, loo.
5o that's tthy you get a lot of theu parkrng on the
street is because the drrveray has only got )(
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thank you fo! coriDg.
m. URBIN: lhdatr MaYo!, resP6ctive
counctl reDbers, ny nane is Rick Urban. I'D a
resident at 1356 Do:land. Just a couP]e th1!gs. I
guess you talked about the traffic, alout lhe
school buses and tlings like thal, I'r just
curious if the Eli{ or aay though! has been uade as
far as I thi* it's a grouP hoDe tbat's o[ Calvar,
next to Sterling just north 0f cane! ' Ihele 8ra
shuttles, buses aad thioqs ]ike thst that cluse u!
a lot of congesti.ol right Dor'
In addition, thErs is a Iol of on-street
parking, rhich probably re can't do anythiry
about, I don't horl, since tlst's a countl !oad.
thatrs a question I h8ve. But I could iust see
lhat if there $as soBething re ca! do, and
assudng it goE3 tlrough, the Ploject goes
through, xhat can be done about thatr at least to
elininat€ that source of congestioD?
And the second question I iust had, the rife
asked ne to ask it, but riII tie lots be sold --
this is to the developer -' individually xithout
tie hose on it? I'o lefelriBg to xhat hapPened to
tle JeIeIs dom thele in lake City. 0r xi]l it be
sold, tbe lot and tie house altogether, and tbey
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MA?LEWOOD Crry COWCTL MEETTNG, 9/28/06 - p€: CARI.ER CROSSr}IG
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anouDt of rooE thels ald you can't usually palk
{inaudible). Ihat's paft of it.
MR. 80SS8IE: Not to get us too fat
off courge, bu! I knor re have gloup hones rhere
se put the requirorent thal they can't park on the
stre6t. so hox can xe do lhat if rcr xe'ra
saying, rell, [6 can't restrict tLon.
MS. !o{G&It: }lr, Roberts.
!4. BoBERTS: I guess I'o not arare of
one rhere le've put conditions on tlat --
fn. RoSSBACI: Maple Street.
I,lR. RoBERIS: But ttrat nosded r
conditional use penj.t. this one has six o! fefler
residents and didn'l need any sPecial Perdt othe!
than a building pemit,
MR. R0SS!,ACU: 0kay, Thank You.
S, I.NGNE| Let's see. NoY, just a
follor-up on a couple of questiom that soue of
our citizsls brought up, there ras one about
tla retainlrg -- o! rait. 116 x6!e going to ask
about the sale of lots ald buildiag or 1ot ouly.
So aaybe tle developer can come uP a[d ansrer tiat
questiorr, IIId then there is tle question alout
the reLaining vaII! rhich souflls lite a developer
question, also.
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alen't you just cla@ing ti:is in, This tlpe of
neighborhood not only is governed by the city but
governed by th€ assoclatlon, a:rd also, tpically,
and rould be in this case, subject to nole
restllclive covenants lhat ale asslgned to each
lot and each ploperty.
A.[d so as the entitl that can eslablish the
covelant8! re can be note lesllictlv€ than the
city in te!ffi of boy you park your vehicles, uhere
Iou park thenr rhether tley sit out in the
dliveray ovemrght o! trot, Iet alone the road,
trnd so xE xould have a greal dsal of control ove!
lhose tt?6s of sits aPP€aranc€ and the nanageuent
of thal process rould be handled thlough the
developlsnt teaD and ulttuately through lhe
ho[eoflners' assoctalion governing body.
Ihele are fuII disclosure lays related to the
purchase and sale of proPelly lhat rould conYeY
aII of those lega] requi:enents as a netr Prope*y
ome!, xhere they ale reguired to Pa!k, hor they
are reEired to folloy covenants of a particular
neigbborhood, rhat the governing docunents of tlrc
associstion lhey nor are part of include, and so
that pmcess happens at the sale of the proPelty
In tems of retaining rall responsrbilty, I
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!R. SCIIIEIDER: I nade a partlal lisL,
I thinl. If I ldssed any guesLioDs, Please let ne
knor, lle are here tonight to ansrer a]l the
questions, Ihat's the beaefit of Doving from
Monday night to todght, and I think ths PeoPle
tiat can ansrar th6D are here, So I'1I just go
through ny notes.
There was a question, naybe sone questiotl
about is it associltion laillained and oPetated o!
isn't it. If they rete Private loads, yes, there
is an association that rould baldle the
la!8gElent, repai-r, naintelanct, snor ploring and
all of tlose things. The sssociation rould be
built on yarious levels of responsibiiity. Ihey
rould also Mnage and contlol the open sPacer and
tley rould !e the single entity tirrt conbols tle
budgetbg and so forlh for ttre project, Ihat
vould hctude the luge infrastructue issues,
roads and so fort}. It xould also iaclude any
retaining wall areas as part of their
responsibility.
Sone of the other issues tlat xele I thinl
raised related to the tvo Joes, lelated to use of
property and hor a lot nrght get utilired, Palking
and appearance, and thssa a!6 snrller ]ots and so
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think I louched on that. There ale a !a1r nuDe!
of !elar,!i.ng xElls in the si.te, a lot of those are
in those ravine restolation areas, and our
engineer cal add, I guess, sooe uore to tlat if
you like.
In telos of the discussion of rc thoughl
ihere rould be rnore roc factor. lhere is a lot of
ror factor in this project fron ry estiration, If
you rscall, txo-to-one setbacks against the Geek,
nore than tro and a half Li.Bes the stomrate!
Eeahent, the conservation areas, the oPe! sPace.
sooe of ]t is put of the Eading p]a[, soE€ of ]t
is not, bul tre're nol obligatod !o do that,
Ihat's parl of lhe PUD Process and xe thilk that
open sPac€ can be a Public asset.
i{s ront tbrough kind of the tIoE in the
presentrtion of tbe grerter than tlo to ole rn
narl E!s83. nnd so I thi* as oPPosed lo a
staldard devetopmnt, that's tlhs! you're l,ookinq
at. Ihat's vhlt this Project rould brrng lo you.
Ind it doesn't ircleasE the othersise 202 unit
density or 191, rhtch ou! Ploject j.s, that's a
realistic exercise bhat Council Meob€r Rossbach
rent through, that's nha! ue rent through, aai
then rle put tt into a desi$ and our nutber rs a
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litt1e less.
In tems of accessi ye toucbed on acc€ss t0
the open space, access to th€ county open sPace,
rhich is hard to gel to lighl nov; and after tlis
project is i!, tlere rili be official legitinate
rays for the public to get there.
Sooe of the things tiat !8ybe lrll ]et C]ark
lalk alout relaled to pluic aafety that rele
raised -- I guess befo!€ ttrat, tlough, there has
been reference to an Indian vj'Ilage, arcbeological
fi.nds, that kind of t}ing. I can only tell you
vhat's happened o! ou! ploperty and it's be€n
gite thorough. we've conducted a cosP]ele Phase
I archeologicat survey over tle entire ?0-acre
site. ilhat that litelally ueans is ucbeological
professionals have gone through tho entile site
using tbeir plofessional experlise. Ihel have
identifjed specific areas tlroughout the site, and
Ie! ne t€1I you, they found a lot of areas tha!
they thought, gee, that's an interest:ng location,
They drg a threg-neter hole, lhey sut lhrough lt
If they find sonething, they go further. If tbey
don't, tiey keep expanding that search. And lhey
did that lhroughout the ertire Ploperty.
They did find sooe chards, sme snall
153
counon. And j.f it flere ercessive, I guess $e as
enqineers flouldn't be doiog our iob for our
client. lhos€ things have cosls associated xittr
then and ole sanls to Put forvard nore than xhat's
reguired.
MS. LoNGRIE; Maybe just fo!
infomation, you could naybe point oul on Lhe site
nap lhere exactly Yhere they rould be for the
peopla uho are here in lhe audience.
!R. EINSON: C€rtainly so. Iher€ ]s a
retaidDg rall through these ueas. they are
depicted on your gradilg plan as thicker blac)t
Iines, But there is a seall segEent ti:rough here,
anotlE! s€qd€nt through here, there is an
addltj.onal sag:nent through he!e, txo segnents, I
balieve, there is another seFent aCjacent to
this pond whi.ch rs PllDarily:'n place to
acconmodate the pond in lhe a$oun! of storn{aler
Illanagenenl that re are ProPosrDg on lhe srte'
You should realize lhat 'Jrat's being done at
a! e:eense to the developer just t0 Plovide nore
of rhat re tho[ght ]ras of value !o the clty }Ird
Es Curt has alluded to, ce've tried to hj't upon
this thene of th6 city requires 25, let's give
tlreo 50. Ict's try t0 go aboYe and beyond lwo to
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arti.facls on the north side of the creek. tle have
avoided tl:at area entirell ri'th our developnent
p}an, And in the plan docunents, I don't knor if
re have -- it's alrays been disclosed in the
docunents and ilrs Part of the process. I'[ goirg
th8 rrong ray. It yas on that last docll[ent,
Right th6!e {indicabing) .
Do you se€ thE outline? llhat that rePresents
is an outline, a 25-!oot setback frou rhue tley
found soDettrirg. ilhat they found vas closet to
the creek property, c1o96t t0 the Ra$ey County
property, and te've uoved -- at tieir
recomendalions lhey have test€d, they have dug,
they have sifted through that earth anotber 25
feet out, set up a boundary, and thal xas done
through a Phase II archeological survey lnd to
lhe Phase II archeological suwey and the resulls
and findings of that survey get disbursed to the
archeological sorld, the Eistolical societlr
et cetera. fhey ale on that list of 22 agencies,
by tle ray,
tud you can hagine our su+liss at findirg
ti1at. the filst questio0 is, hor signilican! is
it and {hat is it? Ihere are litslally ]iitle
pieces of stone that you ud I Eight not
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MAPIEqAOD clrv COWCIL MEETING, 9,/25/06 - Rl': CA-RI7ER C?OSSTNG
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recognize, d in tle ucbeological world, they
rercn't overly significalt. And lhe ProPer stePs
to take are to .void tlat area if you can, Yhj.ch
re have.
Ind so re baYe been adYised and have a
contingency plan shouLd anything in tha Process
of developrcnt be discolered. there are
applicable slate statutes lelated to if you found
a burial. srle o! sonething along lhose lines, but
IrB confident, bas8d on lhe archeological survey
of the entire ?0 acles, that re have done
everyttriag ye car voluntarily, I night add, to do
that. lle have -- thelo aren't any agencies
requiring us t0 have done lhat and m did it on
o$ 0m accord, trying to b€ good steHards to a
site.
So let ue look at ny list here l think I
covered everythlng, lnd then, Clark, nalte you
{ere going to talk abou! a fer things,
MR. BNsoNr I'11 keeP nY counenls
brief here, The anount of lhe retalning xall
lhat's being Ploposed anourts to apploxr:nately
20,000 to 25,000 squarE feet lnd th:'Ie lhat nay
sourd to be 8 bit in relative to a developoent of
tiis tl?e, I ca! ts}l you it's not. lt's failly
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I4APLEwOOD CITY COUNCIL |,E,ETING, 9,/28/05 - RE: C3-RlZER CROSSTNG
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o0e rherover re can.
hd the n0nber of 38 percenl 0f open space,
tlele is a reason that co[lilues to coee forxald
in the plafl is *e have probably beer rorking
torards getting {0 percent, re continued at 38,
ard tle developer insisted upon staying at a high
open space nuaber.
so it's inelatiye to the retaining rall
issu€, lha s yha! lhe anount is, approxi.nately,
and I do not see tlat as a significant anount.
(Inaudible. )
Ihe developer, in discussing tle issue of
Carver, if there is a coDcern of Plblic safety,
rouLd certai.nly b€ receptive to providtug a talk
adjacent to the front of the developnent on
calver. I donrt believe that thal rall rould
connect to any existing ralk, but il ray b6 the
beginning of a ralk through that area, So that's
certainly sonething that rould be available.
Ind then I guesa the comeats -- Ih not
overly concerned by tie cooents. lnd I'u not a
resident of Maplerood, I don't lite far frou
here, just dom {9{ acrcss the !ive!. I bave
friends who }ive in Maplerood; I havs an au[t ttrat
lives on Mcrdght nortl of here. I'lI certainly
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and I looked al it frou a PelsPoctj.Ye of capaclty
Ind i say, xhat do the roads have caPacity for?
tnd in Lems of trying to evaluate p6rfornance of
inlersectrons of roads, I aEsignsd a level o!
service I though f.
And rs I go tlrougb tis rePolt, xhj.Ie I
rsalize tbel8 als uers tha! ale failingr narely
Bailey and Stelling, lhe level of service as
referenced in lhat rePort E!8 Prilatily A's apalt
fron tiat intersection, rhich is a C. And if you
stut to look at the nurbers, the ahount of
tnffic that's going to in$ease Es a lesult of
this project, Lhe nubers referenced in her€ ale
5 pelcent, 10 pelcent, so they are [ot
apprecia.ble.
I think rhile thts area rs subject lo a ]arqe
irflu€nce of lraffic, thele is a nuch gleate!
issue out lhere tlan xhat tli.s Prolect is. Not
that any additional traffrc nakes it any b€lter,
blt I guess xe need to keBP i! in P€lsPective of
rhat's tle a$unt lelativo to tle caPacityr
lelative to the surrounding larger area,
I tldnk I've ansreled all ttre questions. Is
there anythj.ng Dore?
Us. foNGRlE: WelI, I think there *rs
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hear about rhat the outcone of this projecl is,
ad I have no j.nLerast in (inaudjbls) soDethi[g I
don't believe in. so I'n co@itted to thi!
project. I believe it's a good Proiect.
In regards to tie -- the one coulont tlat
does give ne cautiol/ and I rart t0 plovids t
solution for, is a coment of Coucilssn [jsile's.
I really think re do need to provide sorc type of
barner dorn at Berry, rhether it b€ up at tle toP
of the shoulder of the !oad, outside of the
lEcovery area, or bolh dorn at Eenry, or
potentially both localions. I think r€ need that
Ievel of irsurance that that road doesa't becone
obstlucted. I realize that bolh the lire chief
and tlre police chief have sign€d off on rhat's
being proposed, ald I certsinly rould reguesl tlat
the developer plovide tlat aad rould be diligently
rorking rith staff to do so,
Ihe issue of baffic is an issue. Agair, I
don't drive !hi.s route, I'[ Bot going to be
irpacted, but I knor people rho wiII be. lad I
looked at the Uaffic studyr and it's not a
docunent that we produced, it's a docunenl
produced by the city's consultant, aod I ]ooked 8t
it as aD engilBer, Dot a8 soneone subject to it,
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one other one, unless I .ssed the ansxer, the
Eestion alout the sale of lots plus buLlding or
sale of lots only to --
!R. 8ANSoN: I'E not ansrerirg that
one.
16. JUB{IIGNN: I have one, too'
!18. L0NGXIE: okay. l'ls. JueDenann has
a question for You, sir.
l{S. JUENnONil: tlbat's the height of
these retaining I{aI]s?
!,lR EIrllS0N: The aYerage height is
probably eighl feet. lhe highest HaIl rs ad;acent
to tle pond through thi.s arsa here {udrcitlng) .
that rall peaks at a height I bslieve of 1{ feet,
altlor:gh soua portior of it i believe uy be under
yater. I'! not celtain of that, otholxise, the
lior's shale of the letaining xalls through there
ar6 at 10 feot, sir feet, eight feet, i.n that
rang€ there. I {ould not be -- re rculd not be
ranting to go gleater tlan 15, 16 feet,
!tS. [0NGRIE: 1{ is PrettY tal}.
lE. EINS0N: 1{ is a la1ler ral1,
certainly so, and I susPec! adjacelt to lhat YaIl
re're going to need sone type of barrie! betxeen
it and the road.
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159
I4APLEWOOD CITY COUNCTL MEETING I 9'/28'/06 - RE: CI'RVER (:?OSSTNG
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Ms, ,Utm]'lUlN: That ras ny next
$estior.
MR. E IS0I{: }le do hsve the polential
to reduce tLe anoult of storBrate! [a.Dage&ent Bnd
get ri.d of ttre rall. But agair, re have bee!
trying to target this nuber i! one inch is
lequired, xe ployided tro. Actually, in regards
to store'rater, ve are at about three and a half
inches, and the ratershed distlict has suggested
that fl€ mke application for a gralt there, They
ale quite pleasad rith xhat they have received.
Ms. LoNGRIE | ok!y. lhank you fo!
ihat.
MR. RoSSBACB: I have a guestion,
(Iaaudil1e. )
m. SCEIEIDER: Ihe xay xe tyPically
$ould volk $ilh a developsent is strlctly rith
developer/builder relationships, so re rork
directly rith builders rho, in tu!o, se}l tle frll
package, the Iol ald lhe house, to eDd-users. If
that's helps.
MS. lOlt0RtE: 0kay. Ilr. ljeile.
!R. IJEILE: one thing I've learned
since January is t}at people have an expectation
rhat re're going ro hsten to lhe coruissio!.
163
parks counissi.on neetings. I haven't, quite
frantly, revi.eved their lEnutes to aty great
detarl, so I don't kno[, ] guess I ca0 t sulmss
rhy tbey --
l.lR. ErU!E: Eor about th€ Plauing
coD[ission thsn?
tlR. SCENEIDEk I thint the plaDning
connission, the fuII cornission rasn't
trenendously yocal about the request. Ihey rere
actually quite coryIilentary about our approacb.
Ihey, I believe, rere uderstanding, ir Part, the
relationship belreen lhe ,oning designstion and
the obligations of the couprehensrve plan
designation, and that xas confusing, Mi![, for
then. I think tbere rrs sone planr,Lng connrssron
nenbers that explessed fnrtration rr.!h the
discrepancy there and Hith tha inconslstency
beheen ths zonirg and the cory Plan, and I think
it sas collfusing for the!.
I also think ve could have don€ a better lob
presanting the plan to the&, Presenti.Dq nole than
just the visual aids. t think xe could have gone
throuqh a nore concisa Plese[tation 1:.ke you sar
tonightr a more concise slrnary of xhat, agau,
are extrenely strong pro!essional recoroendatrons
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Ihey think tha! the comission -- (inaudible) --
they have a tot of input, tbey have a lot of jdeas
and thoughts and havo a passion for it' Atld ve
have kind of a unique situation here. lle hav€ tffo
comtrissions thal ue kind of on opposite ends of
the extlelEs here. We have a planning coouission,
'rhich, you knor, I think there is a lot of
expeltise on that comission. I don'l always
agree riLh a lot of Lhe peoPle on there, a fex of
lhe people, bul they have all unaninously said no,
nhich is kind o! dilferent. It doesn't usually
happen very often. Ihen you have the Palks
connissioa rhich, franklyr got soue uoney raived
in front of thea and got a little bit excited and
voted the opposite direction, unaninously, I
thint. Right? tlasn't it unaniEous?
MS, LoNGUE: I'tr not su!e.
!n. IJELLE: It xas one ertlem to tha
olher €xt!e:[e here. And I gue6s tlhat do you thinl
ras the reason xhy tho planning conmission voted
uaaniuously against your proposal aud rhlt do you
lhiD} xas the reason rhy the patks coloission
voted una[jrous]y to suppolt your proposition?
Just a general idea,
l.lR. SCENEIDER: I t{as not at any of the
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froo the city staff. You kno[' ] canrt sumlse
aDy [orc thar that.
!R. UEU,!: {Ilaudi}]e) they
conplimuted you guys oD the Proiect, Ihey
though! it fas a -- you guys had a lot of good
lhiDgs and there tas a ).ot of strengtbs lo it, btll
Lhe overl{heltring opinion ras that r! xas a gr€a:
project, just rn the rrong locatior, And that s
sonething that rras kind of an utelesting i{ay of
looking at rt. so --
Ms. LoNSRIEI okay.
MR. SCEMIDERT This is a !oIIo{-uP, I
tlink lhis is one of lhe [ajo! Pojnts of
confusiol. It cones back to the R1R ordinance and
rhat lts true intent ls, and staff sumarized il
quile rell. Maplerood intends to protect and
edance the chalacte! of the aroas of the city
that, b€cause of toPoglaPhy or olher factors, do
not have, nor does the city exP6ct t0 have,
ounicipal sanitary services.
And celtaj.nly oDe Point re could do a better
3ob explaining to PeoPIe a! the Plalnrng
coutissi.on level, and I thinl 1l's been talked
about at lenqth todght, js that thele xas!'l a:]
srpectation that saaitary and se{er Yould be
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MAPLEq)OD CITY coalNCIL I.EETING, 9,/28/06 - FjE: CI.RIER CRoSSING
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the couacil, yesr that is a detached tornhoee that
honor private drivexays and all of it is
naintaiued, so tley have a noling selvice and the
associalion Plors the streets,
l,{S. WENIA]iNr {Inaudible. ) Sinply
because if you don't t{ant to gel Into lhe ).ssue 0f
rhere sonebody doesn't take cale of it and
sonebody else explains, if you don't f,ant lo be
the enforce!, theD it should b€ xritten into the
association. So that dght be sonething re xant
to hIk alout. Ihat jus! ca[e to Be nor, but it's
possible, I think, tlat even though thel oYn
indivrdually --
!R. SCEIIEIDER: lrd if there are sorie
pref€lences in terns of xhat the end coYenanls and
restriclions on those ProPertles should be, te
certainly ale oPen to that process. Ihose are
docur€nts that get develoPed as the final Plats
ard so folth ue created.
I'IS. JVENBAIII{: I did have a guestion
that just cane to ne. And the other things is
that rhe! Iou Iook at the Pl'anning comission's
Dinutes, they had a lot of issues rrlti the noise
issue. And I understand that, But I aiso lhinl
there are soDe places in Life rhele sonBbody looks
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165
available !o tbj.s entire site al this tine, and it
is, and it's ertrenely feasi.ble and efficielt t0
do it.
lle'v€ been able to design p1an3 vithout lift
slations, ritbout extraordi,rary ner.sures and
surpassed rhat the deciding faclo! in the intent
of the R1R loling ordinence i3. sorvicBs ale
available in tlele. Ind so tbat r€lstiomhiP to
rha! the R-1 land use designatio! in tho
conprehensive plan alloxs us lo do and ProPose to
you is the cnx of the issue, aod Ye feel strongly
lhat xhat xe'!e proposing to you tolight is
allored and peruitted to happe!. lnd re haYe
tried very hard to put togethe! a high $ality
plan, staff sumaryi and the poinls re rent
through aglee rith that and ro hoPe you do as
reIL
IlS. IoNGRIE: Us. Cave.
!{s. CAVI: Just one guestion, Iou
talked about if the roads rere private, you would
take care of tr B C, you knor, the ploring, ttre
open sp8ces. tako the equltion Plivate load out
and put public in, rho is goiDg to tale cale of
the driverays, the open sPace, and evelythiDg
else, the retaining *aIIs?
at a house and they sLand outside and they hear
the norse and they st1ll. rant to Lrve tilere r'- s
not up to oe to teII lhen thsy can't live there.
lle have nany busy loads and places rhere
(inaudj.ble) . so I don't knor that re can actually
deal *ith thrt. I lbink it's a slaff question,
End I think you leferred to it ray back, Chuck,
but I got lost soEenbele, and that i.s tbe *hoie
piece rhe:a Dorland Road coues dorn and that
Iittle access Piece. lnd did pu say that uay
back rhen that cul-de-sac ras developed, it ras
designed so lhat rhe[ l{e did nore developrent, :'t
could actually becone a connect to another stroel?
UR. trtl: MaYo!, council, lhat rs
corr€cl. That is sirdlat to trlonday night fhen xe
talted about Culry Street. Ihat's rher€ the
ri.ght-of-ray is dedicatad and re havs teryolary
easenents for the cul-de-sac lhat exisls there.
So rhat rc xould ProPoss, should this developnent
go through, i3 to Peruarsntly nenoriallze those
easelents fo! that aDd nake the cul-de-sac a
pernaneut issue and say tho loadtday riII never g0
th:ough, and then have the easenent for the trall,
I'lS, JUEND'IAIN: so actualiy thrs
irproves, tf you xi'Il, lhe Dorland noad
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168
!tR. SCEMMS t The oPen sPace -- not
all of the oper spac€ handles publj'c rater and
consists of stom$ater ponding, End s0 those aress
that a!€ not youlda't becooe the responsibility of
8 sto $at€! [anageo€nt activity. Peliodic
nai.utenance and so forlh rould be the hoEeorners'
associstion responsjlility. if that helps you'
In te s of the actual single fani}l boues
and their ovn personal driveuays, thei! y8!ds,
those ale not identified at this tiEe to be an
association mainlenance area, rhere nore attached
style tornhoues, sonebody else cones in and nors
your yards and keePs your driverays clean, Ihat
xould]rrt be the case here, Ihey function uuch
like single fanily hones but have ruch sore
restrictive coyeoants i[ lerEs of outdoo! useg
because they are snaller and they need to be kePt
aore organized aad coatrolled in Urat fashion.
Ms. cAvE: okay,
Ms. LoNGBIE: Ms. ,IueDeDau.
MS. JUDIEIINN: l,Iaybe Ken cao renenber
(inaudible) . Wha! did they do rilh Beaver Creek?
Because they have sone freestanding as reII. I
thought that }las all under association
MR, IoBERIS I Madan Mayor, nenbers of
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t4APWwoOD CI?v COWCIL I.SETING | 9/28/06 - RE: CARI& aOSSTNG
to develop the ProPertY and no idea hon long lhey
rere going to hang on to it. So you can uEgine
hor krnd of shocled and upset I ras tlo years ago
vheu I found out that they rele going to Pll a
developoelt tike this right in our backyard.
Right Dofl t have a real thin tree line, and
this tbe of yea! the trees ale gellirg thinne!,
they're going to be clsared off, and I'1I be
looking right at a rox of these toflnIouses,
Tha! plan, the developel did a great job,
(iaaudible) it looks Feat, but I haYe to say it's
gleat but not in ny backyard, t! tak68 aray flor
the gonelaL characteristics of'rha! that area is
like.
I guess xilh consislencyr rhen I look at !
tomhouse developnent like this Put into a
neiElrborhood Like ou!s, it doasn'l quite natch '
II€ nex! closest tomhouse developuent is Nev
Contury up on tho otber side of tlre high{ay. But
like I say, to De, consistency rise, it just
doesn't fit and it just takes aray fron the
chalacte! of the rhole neiglrborhood. And it's not
rhy I noved into that ne!'glrborhood.
If I could, I have a couple queltions about
the deyeloPment for CoPar. Ihe frrst one rs I
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neighborhood future, if you dll, to be concerned
about xhetls! lhere is a road going thlough,
!{R. l! : ile rould nenorialize it and
Eal(e sllre it never goes tluough.
IlS. JUEN&filIN: Ihank You.
lts. !oNGRIE: okaY. !k. Rossbach.
MR. R0SSBACI: A rhile brck sonebodY
ras talking about lind of rhat happered rith the
ptanning coonission, I think tle oDe tling that
happened thela is that thel never actually got to
the point rhere they reached a conclusion, I donrt
think, and so tlere xere scatteled ideas sone
different coonissioners had different things tlat
rere of issue to theu, and lben eveDtually lhey
voted; but because they didn't hava anl ray !o
tesolve their issues, thel votsd -- a Iot of tleo
voted against it because Oey had ttrei! one i.ss0e'
So I rould suglFst that re nake a list o! the
thitrgs ttra! are at issue to us aad lay out tlat
these things need to be ad&essed to our
satirfaction in order for the thlng to have
reached a conclusion. But, you knor, re're nor
going on, rhat, hou! fou! or five here that re'rs
talking about it, and so I think tlst xe need to
start xorking toruds vhera re're going. If the
169
think l'lr, Roberts nenlioned that the houses xere
going !o be the lesPo[si-bility of tle oYner as far
as Mintenance on Lbe outside' and the other
$es!j.on is $at ie the tirc flarE for building
this as far !s fro[ the tim you b&ak glound, hor
lonq rill i! take, a$d xhat phases. Thanks'
l'ls. LOIGmE: Ihaok You verY Nch.
Perhaps those 8!o quick questions that you can
plovide quick ansrcrs to.
MR. SCTNEIDER: Agatn, assocrations can
be set up rn vuying degrees, aad 3o €xlelLor
naintenance Yith I tyPical singIe fanily home
xould no! be Palt of tle associalion alrangerent
but i! caa be nade Part of the association
proc6s3. ttts not typical rith the straighl
single fadly product, but re have projects lile
tbat.
Specific to Phasing 0f the Plojsct, se rould
anLicipsle, although at one tine ]ooking at a full
phase construction of lhe entire srte, Ye probably
rould anticipate tro lo thlee Phases 0f
constructron of roads of infrastructure The sal€
of hooes t{ill be market dnven EaYirg sa:d that'
it's tough to Pledict the exact [alket velocrty
I doD't knox exactly in uontis, 35 to 50 months
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rhole tling is going to drop dead, then let's vote
and do that. If it's not, tlen let's assenble a
Iist of tha things that ro rant to Dake sure ale
addressed and then conclude.
Ms, LONGRIE: And I do have a couPle
Iastrinuts questions that I deferled to let the
citirens speak, so I rould lil6 to at least ask ny
questions. Sir, if you rant to coue forrard and
say souething gicl, rhy noL. I Eean, you'rs
here. You've been raiting so long,
UNIDNIIEID SPEAXER: l'tY back Yald
actually butts u! to tle Prolosed developoen!'
Aad ve've lived there for tiree yeals no[. I{hen
yo troved i"D there, it ras sxlctly lhat Ye Yele
loolcing for, tle house tas lealIy llice' but the
Iocation -- re looked uouad fo! lhres or fou!
years, ve fouDd this place, it r8s leally easy to
get to, Ihe location, the feel of the
neiglrborbood, tbe environnea!, the genaral
character of the area ras fantastic' Atrd then a
real estate agent, tie selling agent, told us that
tie property behind us xas sLate o{ned and nothing
rould eve! be built tiere. Obviously that flasn't
ligbt. 8ut I found out that the Propelty ras
omed by the Schlunkas, and tieir plan ras never
1?0
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tAPLEwooD CITY COUNCIL |4EErING, 9/28/06 - RE: CA.RI&? CRoSSTNG
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!R. sCmlEIDEli lle could put additional
roadr8y and units ilto tle Pla! in terns of
infrastructura. fhat's that rould haPPan if te
didn't utilize tle open space this ray.
MS. [oNGRI!: 0kaY. And then -- Iei me
just !u! dom ry otler -- nor, you a15o talled
abou! hor lhis -- and it Yas I think on your --
the concise levier scleens that you had uP there,
but sourething about hor this avords a hact
developnent and talking aboul clustering so I
ms rondeling if you can explai! lo rc xhat you
!6a! hor tIis avoi& tlacl development and kind of
rhat you uean by clustsling, beca[se I guess r'y
concept of clustering Is naybe a iitue bii
diffuent than rhat I see here.
MR. SCTNEIDE&: I rill saY it is a
little difterent than rhat people tPicEUy think
about in cl,uslsriDg, leoPle ti?ically lhuk
clustering is nultilevel, high-densily
developuenl. Thi.s !s a verslol of sj.ng]e farrly
clustering. lle have!'l exlended all the hones
into all the usable areas }le haven't extended
all ttre Iol lines and individual ploPelty omer
Iand into the entire site. I{e've tried to Pull
theo back and uint:il cormonly held oPen sPace
175
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or longe!,
16, I0NGRIE: okay. Ind thon I had a
fer guestions, if I could. One is that I knor
that you had talked about the 38 and a half
pelcent of the propelty includeg the retlaDds and
the open space, and that's just kind of golng oYer
and above rlat's required, And ry gestion is, is
that looking at the site p1an, if you rere not to
do over and above, where rould you pu! the houses,
tho extra houses?
fR. SCtrIEIDEI: ]leII, the oP€tr sPace,
thela are additioml areas you could &velop.
Ihe!€ are upland rnd toodlald a!6as thrt ue xould
be ertending roadeays. The oPen sPace rould
becone sorcbody's bsckyard, It uould!'t be
designated as oper sPaco. It You]d be soDsthilg
for accessory buildings, soBething for iadividual
enjoynent as oPposed to the co@unity'5 eoioyEent.
trnd so --
MS. LoNRIE: So rhat re're s€eing,
though, pretty sucb is your PloPelty lines right
there, corftct? I Dean, yout PloP€lty }ines are
outsido of the bounduies tbat re're lookilg at
or are they?
!8. SCINEDER: Let'6 sEe if I caD get
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and open arsas.
And so re've trisd !o cluste! thoss hooes in
a nanne! that xould Pleserve that asPect of vhat
sone of our oliginal concePts rcre, and xe thrnk
that Iorks i.n concert flilh lhe Ransey County open
space tiatrs alound this site quj.te xell.
MS. rcNGRIE: And so oPlain to rc hor
cona thi.s isn't a tract develoP[alt.
MR. SCENEDER: In te!8s o! design,
re're not *eating a grrd systen, re're pulliug
back, lot comecling all of tie roa&ays the ray
re could, ile'le not fully naxinizing that elenent'
We're ploviding Lhe oPen sPace'
!6, LOIGRIE I OkaY let's see here'
Let !e see if there is anything else. And I thrnl
q olher guestion actuaily is fo! |t, loberts' I
l].ink. YeaI The other qr:estron I had,
!lr. Roberts, is that lhere has been a Iot cf lall
about bor tij.s is very coryalable to other
developoents tha! tle've done in MaP]exood. Bave
tlsre been aly othe! daveloPeent areas in
Uaple$ood tlat haw been roned R1R that rre have
thsn put a lgD on such as this and do this kind of
deyelopnott to be colsistel! rith that logic.
t'lR. Nt: Not xith an RIR zoniDg no'
you a better picture here !o look 8t. 0r Drybe
[en, do you have gonetiind
MR, BoBERIS: lhdar ltayo!, I thinl to
try to amrsr lhe questionr rhat I think Curt is
reterling to is these rhite ueas tould be couaon
ueas. Ihe alternative rould be lo extend the
ploperty liles back, comect ttreu, aad thea, as he
s8id, those rould just be backyuds but no comon
omership. So that 38 Percent that he's refesing
to lrcludes all this comon alea that flould b€
omed by the association and/or the city ratler
tha! putting it in the series of backyards of
iadividual omers.
MS. [oNmIE: But then the bactYuds
are still gr6€n sPace.
!8. A!t: & garages o! sheds or PIaY
sets or gardels.
!,1R. SCEIIEIDER: In our experience, they
xould be intelnPted rith fencing in ever$ody's
b8ckyard, and that's not the ty?e of Projgct -
tls. m GRIE: Right. But rhat I'r
trying to gst at is t}at it'e still probrbly going
to be gree[ space, sonething that's pervious,
ratler than that you rould actuaUy b€ Puttilg
additional uuits into tlis PIa!,
I4APLEWOAD CITY COWCIL '4EEIING,
9/28/06 - RE:CA.RI/ER CRO.SSTNG
and I believe unde! thal sarB ordinance, lhat the
applicant has the bulden o! Proving that the use
xould seet all of the standar& lhat ale lequired
for the approval of a conditiolal use pernit.
And that by saying tlat *e do not aPProve the
condiLional use pe&it fo! E PlrD r Ye 8ra sayrng
tiat the applicant has not Plovad tbat the use
xould neet all of the standuds requiled, and I
thilk a lot of lrhat I heard i's $at tlere is
inconsistency vitl the intent of the couprehensiYe
plaa in thrt it talks sbou! single fanily -- vhere
ar6 nI noles -- that this use is not located,
designed or naintained o! constructed and oPerated
being in confornity rilh lhe city's cooplehensive
pian and the code of oldrnances.
Ind uth the silgle residential dxelling for
ttre land use, tJrey are proposing tial 1! js not in
confortity nittr our publlc Policy to plesewe as
this property is zoned consistent as a sr'rbcategory
of singls resi.dential drelling, flhich is to
pleselve a lor density housing optior in Mapleflood
specifically. Ibat tie Priraly purpose for tle
ner R1R districl lhat ras applied to this ar€a Yas
lo pleveDt over-crordug, and thatrs fron the
nenoranduu of Octobe! 28, 2003 lad lha! the
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lis. toNgRIE: okaY. I didn't think so
but I just Hanted to double check, okay.
lls, Cave.
Us. CwE: I thiuk lou guys have f,orked
really hard on this Yiti all the stortrater and
all the extta dles you guys reot, I do aglee
ritb the planning comissior. I don'! ttrinl it's
in the right loution. I thinl I have issues ritlt
tlaffic. I hrve issues rith the i4act on the
neighborhood rnd tie chlnging of the charscter of
the neiglrborhood, I also haYe safety issues. And
the zoning issues tiat are dom thets, tley are
the concerns that I have. So I'[ goiDg to notion
to deny the PgD.
l,lS. !0NGRIE: l'I1 second that. So fle
have a notion and I second b€fore us. lny furttrer
discussion o! this isrue?
(No resPonse. )
t{s. !0NGRn: Eeuiug none, re have a
&tion. !t. Rossbach first to votE.
!4. RoSSBIC!: So I don't vole the
rro!9 direction again, youl lotion is to derl the
PUD, the condition and use Peroit.
(Inaudible. )
m. RossBlCE: A goP o! a P0!, Bu!
177
ordinance specificalll says tlat the inteat is
lhat Maple{ood intends to Plotect and enhalce the
chalacter o! the areas o! the city that because of
lopography or other lactors do not have, nor does
the city exPect to have nunici?al sanitary serer
or mter sewice. But that 1t goes on to say that
that's not the only reason that this uas put upor
this property, because uaploflood also bas the
ilten! to allor for and to protecL a very }ox
density seri-rura). residentral life-style, and
that !s rhy the clty createC the RlR zonug
dr.sllict. And ttral lhis zoung d:stjci rs for
those aleas of Maplevood that ar6 not sullable for
subulban o! tract developnenl because of
topoglaphy, vEetrtion or other factors'
The city finds that the Dost suitable use fo!
tlese argas and single drellinqs on large lots/
such lov density residential developent riLl
Iesseu grading and soi] elosioD and rill help
lrotect $oun&ater and vegeLation in floodad
areas,
lnd I thinl xe've had qlile a btt of
!€st nony and discussion fith legard lo lhe
sp€cia] factols of this ProPerty and thal Ye
haven't heard any partrculu reasons rhy the
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178
your BoLion is to deny it. ld so if I xalt to
vote for your Eotion, I You1d vote yes; is that
cotrect?
!tS. JUEEIANN: If you rant to deny, you
Yote yes.
MR, RoSSBICE: otay. No.
MS. LoNGUE: So You voted --
m. lossBAct: I votod no
I{S. toNGUEi 0kaY. trls. Cave.
!lS. C!r: AYe.
I'lS, !oNGRIE: Chair votss aye,
lls. JueneMm,
t{S. JUENDOIN: No
},s. LfiGRlE: !lr. Ejelle
!8. [JE[IJ: AYe.
I'lS. LOI|GRIE: 0k8Y. kU, vit! tbat,
then I guess xe need to hare soos fildings ritl
rcgald lo thlt denial' I gues! soE of rhat I ras
heuing ald }ookiry at olr findi-Dgs tlut rould
support this d€nia} is looking at the plair
reading of tle ordirarc€ for the RIR' rural
residenLial, and the intent of that. trnd I {ou]d
say that urder MaPleuood ordinance Section
{{-1091r I thinl it is, I believe that tbe city is
not obligated to apProve ! colditional use pernit;
MAPLEWOOD CrTY COUNCTL MEETTNG, 9/25,/06 - RE: CAJIIER CRO.SSTNG
lE. EJEU,E; Page ?, conditional use
perBitr orrbe! 4 to the deviatiols xould not
constitute a sigtrificsrt threat (inaudible) . My
issues are nol properly (inaudible) . If you guls
can addless tbat, I rill be rilling to look at
soDethiDg,
MS. IoNGRIE: okay l',s cave
I'lS. CIVE I I bel:.eve []ne are --
(inaudible) .
l'1S, LoNGRIE | [Inaudi"ble] that *as your
firding?
MS. CAVE: Yes
t'lS. LoIIGRIE: okal, M5. JueneDann.
Ms. INEMANI: I have a queslior for
evelybody, I gues8, blt if Erik would ]ike his
alsxered by this un.
!',S. L0NGUE: I think xe'!e finishing
xith our findings and lhen --
Ms. JUEIE],IANN I I guess I haye a
questj.on, and this is parl of rhere uy decision
cans f!o[, ls norl, because y0! based sone of your
findings on 811, if this dereloper or sooeone else
coEes i! rith !D R-1 dEveloPaent PIan xith lalge!
Iots fo! iodividual holes tbat is uore invasive of
all tls ervironnental thiDgs tbat re rere listing
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181
public policy should cbangE for rhat has been used
to land guide this ploPetty in ths Past.
AIso, I think, looking at ny notes, I think I
rould like to also direct -- and I'r not quite
sure lor this florks into it. lr!' Cante! ras
telling us vhethe! or not if te car -- as Patt of
these findings, if we can ask the staff the! to
furtler go through all o! the four houls of tire
lhat re've provided testinony to hav€ additional
fj.rdings othe! than rhat I baYo Put on tbe record
o! if I need t0 do sonething diffe!€nt thrn that.
l,{R. CANIER: lihdan I'hyor, councilr
given the gravity of the decisioo, I guess I vould
rgconrended that you follor the stalute. llh€nsver
you have a nulti-body agency or a Nlti'vote body,
you caD oach go through aad delineate your choicer
0! you! decision-[rking process for voting lhe ray
you voted, or you can defe, thst and adoPt xritten
findj.ngs consislent rith your vote Et the next
regulatly scheduled !6etj.!g of tbe councrl. Ibe
statute providos lor that.
So just to uate sure that you ffoss I's and
do! 1's, I guess I rould recomend ths Dore
cautious louter shish rould be to leaw your
decisioa rhare it is and adopt those official
findings at you! Dert Deeting. Ihe decision hrs
been rendered toaight obviously tlrough tbe vot€.
MS, IONGRIE: okay. Arld so rith that
in dnd, should each o! the council nenbers put
those in flritlng and subnit tlose to the staff, o!
can they just docunent theu froe Lhe transcliPt of
the rDeetilg?
!fR. C EER: Ths foln xould be 8t you!
discretion, Mayo!. If lou xant to direct tlren to
do that, they rould be subject to revier and
basically they rould be subject to the adoption of
the council at the next Deeting.
MS. !oNGUE: okay.
UR, CINIER: So tbel xould becone the
official finding of the council.
N. ToNGRIE: okay. I knot that I
spoke -- the fiodings tba! I Put on l-h€ record are
ny findinga of hor I feel, and Irn rot sule
eractly bor lls. CrvE or },I. Ejelle fasls' So
tlI, fjeuo, do you have 8 Plofetence?
I'lR, UE!!E: I ca! do it eithe! ray, I
caa do it ia rritiry. It doesn't mtter. I can
speak uile right nor, too, because they're prettl
clau.
us. IoNGBIE: oluy,
1
3
4
5
5
7
I
a
10
11
tt
IJ
14
.tb
17
18
19
20
21
71
2l
.E
182 184
1
2
J
4
5
6
1
I
9
10
11
IJ
14
t(
lb
17
18
t9
20
ihat ye said xele fuPortant, rhat do you do then?
US. !oNGBIE: I tuln Lheo doxn.
MS. JUENts'lAl{N: (inaudible ) I
understand totalll, but I've struggled Bith this
fo! longer than you nol beca':se 1t's be€n alound
longer, and the vhote clus'"er ldea rtas actually
nors attracLive to De t"han this one but tt Has too
taU. So that had to go aHay, I guess Palt o!
this is becauss I livod through the open space era
[hBn fle t!i6d to buy soDe of this f!ol[ the
Schlnkas ald they said drop dBad So tho rish of
everyone in aplelood for that to becoue
ev€lyom's PlopertY xert aYay rilh the Schlukas
b!,ring a right to say go aflay, and I xas -- as
this evolved, while it had a lot of rlsk jnvolved
and they kept changing i!, I ttrought this flnal
project *as a ral t0 get to the Place vhere sone
of it at least xas galvaged for everybody and re
rere still irto an eDviloMeDtal protection So
nor I a! really concemed about l{hat He n:ght end
up rith.
MS, lOll0RIE: irell, I f€el lhat this
plan does not address the very issues and the vely
public policy stateoents that vent inlo creatrng
the RlR zo0ilg only three years ago. Ind it's
21
It
24
25
WPLEWOAD CITY COUNCTL MMTING, 9/28/06 - RE:CA.RVER GOSSTNG
bs R-1, so xe trant t0 Put in a PUD of 55 units'
Issuning that it fit and all lhings being egual,
rhat do you do?
l{eII, the coup plan ropiies that rt should be
olen space, and that's there you truly run uto a
conflict. And then you have to decide xhat you're
goiDg to do. And the Suprcn€ Coult has duected
ounici.palities to reconcil€ those tlpes of
conflicts; bu! llhetr they aDanded the act that
lequiles you to do tiat, th.y also kePt open the
oppoltunity for cities to furthe! rsgulate
consistent rith their cory plan as long as it's
for the orderly deYeloPnent of property, and I
t"hink the RIR does lhat rithin lhe franerork of
the R-1 designation in the conp PIsn Tbal's vhy
thele is no rnconslslency as I see the ierE used'
l,ls. IONGRIE: o)(8Y, VelY good'
[k. lje]]e.
!R' EJX!!E: Nothing.
t{S. IONGRIE: Ur' Rossbach.
}lR. ROSSBACE: I'D done. Ihere is no
senss fu beating a dead borse.
[S. !0NGNE: WelI, very good l
lhink -- I don't -- tlere ts Lhe other tro
ite[s but I think those are -' (j,naudible )
1
2
?
4
5
6
7
I
0
ra
11
tt
l3
15
16
17
18
19
20
2t
22
23
24
,\
181
1
2
5
4
5
6
I
I
10
1I
12
13
14
15
15
18
19
20
2t
23
2t
something thal Ik. Rossbach rolked on on the
planning connission d ilrs sorcthing (athy
Juenemann voted aye for rhen it passed because
that's rhat the ordinalce saYs.
And it sp€cifically says the city fj'nds nos!
suitalle -- tha! tlis lotrirg is nost suitalle in
those aleas of single drelliags on luge lots.
such 10{ density residential developent til}
lessen glading 8!d soil erosion and rill helP
protect groundrrter, vegetation and vooded ueas'
While the issue of city serer volsus seplic
systens tas a factor in thi6, it also talks about
a }arger direction, Ind if sonebody is looking at
the plain leading of lhis oldinance, thalrs rhat I
MS, JUENB'$NNI But all of those Pieces
have to xo!k, and i'! saying that lhe
environnental piecs of that very ordi.nance {ould
be very hard to Eako roll on this Piece of
PloPertl thus out Dsed to --
MS, TOIGRIE: then lou rould have
vritten the ordinucB differ€ntly, Ihe ordiaance
rould hav€ boen rrittea differently and that's the
vay I feel lbout that' So I don't hor. I hoPe
that we have a sufficient findiag'
1d5
!4, ErEfl,Er Ihey've becone nool so I d
just take no action.
!,{S. IoNGRIE: OkaY vely good So I
guess re'II take ro acLioD ulli] saybe anot"her
further plan cones before us, so is there any
othe! a&idsllative thiDgs?
(No resPoDse. )
uS. TONGRIE: OkaI. iiith that, then I
guess Yerll adjouln the Deeting'
1
2
3
4
6
7
I
9
t0
II
r3
11
lb
17
r8
19
20
,1
22
23
24
i88
MS. JUEIB4NN: So do L
US, IONCRIE: M!. Cante!, I just xan!
to be sure tlrt ve have sufficient findings, sirce
re don'l do this very ofter.
MR, CINIE!: lence, nY advics to error
on the side o! caution aDd haYe som [itton
findings nade, Ihe only thing I'll speak t0 is in
terss of the insonsistaDcy. Further delineating
tle R-1 distlict does not in and 0f itself crcate
a codlict betrcen the coup PIa, and the toDing
control thatrs overlaying that cory plan
designation. ADd I just don't see the codlic!
there.
So that's an opinion of oine, obviously, aud
obviously you lado that finding. So if this is
going to bo challenged o! that basis' fulther
findings in that tay arenrt going to be Yery
helpful because it YiIl bs challerged eitber ray'
IrlI just exPald on tbat 8 bi!. mlele you
rould see a classic disco oct betleeD E corP PIa!
and a roning ovellay rould be there you'Y€ got a
uoning -- lst's say you have a zoning designation
of R-1 and tI6 conP plan said it uas oPen spaco
dedicated, and a devsloPe! cane i.n and said, weII,
you'va got e loniDg that says this is supposed to
I
2
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4
5
5
7
I
I
10
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12
13
14
I5
16
17
t8
19
20
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2'
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25
185
$tll
16
nl
16
69:15
,420
40:9
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30:1920-foot
138:9
22:1 ,6 28122 81t21
I2l121:22 136:s
191
f1516:21 7:1 1 1511421:1837 142
) 1i)t:18 107:19-20 1 18:23 129:3,
17 131'.13 134i17 152:22
1976
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19
89;14
79
89r15 90:18
81
9
117125 124,1
00
11) 67 t2
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3:17
59
110:25
rd
124:24
2A22.24 6A17 U:9,17 133:5.7
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12l 16:23 115:10
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[2] 16:19 108:6
25
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25,ooo
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11l 1Y:9
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68t21 143:12
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[7] 1 8 58:3 66:21 E8:15 133:3,7
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l1l2:3
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tgl 16:9 17:10 101 15103:23 104:8
\6720 1i7123 't 18122 124.1
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[3] 77:1 61:20 145:12
2,000
11l 153
2,400
11131:192-G
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15r14 70:15 79:g
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299-unit
[2] 4:'10 36:4
51:15
[1 118:15
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2.8
13175:22 76:14 A1..24
2.9
l2l 7 5:22 76:9
2.98
[1]81:1420
114125:17 30t1131:13 53:18 59:24
bo:2 og:zs ol:tl,l9,zg 65:1,19 120
'11122'.24
20,000
I2l46:6'155:23
20-minute
11122:15
200
11127125
2002
l3l 11:4 64:1 89:25
2oo3
I1915:16 9:21,23 52:1 3 ,1A,22 58.1 ,
3.20 59:2 62:9,20 64:1.18,21 66 5.
12 7 5,20 179,25
2004
13) 44 16 471A 52i23
2005
[1]3:17
2006
[5] 1:E 2:3,5 4:2-3
2007
1112214
202
12) 72i15 15212'l
2023
[1] 66:5
21
[1] 22:6
22
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3,00 0
[1] 15:9
3-2
[1] a:5
30
[4] 48:5 Y:15133:1,8
30,000
[1] 46:7
32
l1l 172:25
360-unit
l1l 128:2
37
I1l 118i14
376
[1] 3:19
38
I13l25:20 79117 E7:2188:3,14 118
tz,\q rg:zq 121:9 157t2'5173"4
174:9
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76
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[6] 6:16 51:14,17 67:3 75r17 183:2
4-by4
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4.6
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[3] 3'1:22 106i18'157i5
43,000
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I1l178:24
465
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494
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[1] 120:15
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[1]65:25
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[1]90:19
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[1] 1s3:14
71
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12) 12512s 126:3
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[1]3:2175
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[5] 10:22 35:13 76:2 159:14
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15107 24 112 5 117 10 124:2 1
24:25 48'.10 54121 &:s 17 :3 7
4 143:25 165:13
Allowing
[3] 25:3 30:25 108 9
Allows
51:7,11 64:9 123:13 165i10
luded
156:23
most
30:10 82:4-5 88:14-15 113:15
12) 56.20 151:11
Alt
l33l 58:17 62 6 66 25 67 25 69 316
4 aA I 91.24 94 13 103.8 15 lo7 9
11 108:21 109 17 11A.512523 126
1? 127 61A 130:21 133 4 11 136
25 138:3.25 139 9140:14 la1 4
168:14 169:3 174:16 176:25
Altering
t1l8:20
Alternative
[4] 40.24 83:4 85:21 174:6
Alternatives
I1114:14
Aitogetner
J1l 146:25
Ambulance
[1]138 12
Ambulances
lll 138 14
Amenable
I2129:17 68:15
Amended
[1] 187:9
Amount
1151 31:13 39:25 48:12 76.25 123
z4!2514121ugl 155:21 'l 56 18
157:9-10 159r1 1,21 161:4
Amounts
13) 8114 127:15 155'.22
Analvsis
rrrtrzia.tsl:,etoo.2t tot s.t o
2s tol'2t .zq toq:t
Analvzed
l5l2o:i3 40:18 42 7 102 12 104 3
Anderson
I t) zo,a
Answer
119122 17 26I 44:22 68 10 78 7 83
\7 ial l 1At 10 109 9 119 3 12!
5,9 132 18 143 9 149122 150.3 6
160:1 174:4
Answered
l7l 69:4 110:19 129:5,10 140:9 159:
23 183:16
Answering
[1] 160:4
Answers
12) 141 a 172:9
Anticipate
r5t 53.18 54.7,19 172.19.21
Ahticipated
11159:22
Anticipating
11123:14
Anxious
i1126:sAnvwav
tsl z-l ra 7s t t 105 3 109 16 110 19
Apart
111159:9
A'partment
Iel
t5l
AI
t1l
AI
loneI6lA
Allowable
:1ll731
Allowance
I5146.13,16.19-21Allowed
2 28:9 38:9 79:21 85
6 157 1516A 12.23
Ad.ioining
e) 12a,7
Adjourn
T11188.9
Abministrative
[1] 188:6
Adopt
I2l 161:18,25
A'dooted
1614:5 5:15 9:8 43:12 64:21 66:14
Adoption
l1l 182:11
Adults
Ill 102:6
Advantage
[1]s6:15Adverse
t3137 5 42.13 125 2
Abvice
I1l 186:5
Advised
[1] 155.5
Aerial
11171:23
Affect
12184:4 8€,125
;(ffected
11l28:16
Affects
Ill119:17
Afforded
rlr 56 15
Airaid
l1) 23:24
Afternoon
[1] 23:11
Aoe
rzigz,ra 101:t8
A'oencies
nir+22-23 3s,20 28..3 44:1 101:10
i5l:20 ts5:tg
Aoencv
15l-104:15 1$122 144:1 145:11181:
15
Agenda
[3] 2:7,9 67:3
Agent
12) 170t21
Aoo
rstjl:q g6 to Bt 13 B9:4 136 8141ii rzt.3 t8n:zs
Aoree
pina ze rcz.s 16516177 6
Aoregs
12l-33:13 143:17
Ahead
ll Ol 3:25 23:3 68:4 84:3 94:15 104.
b 1'07:3 119:6 121:1 122:15
Ahl
12) 47123 62:3
Atd
I4l 24:9 109:18,20 110:3
Aided
Ul35122Aids
11l 163:22
Ailonment
{sloi5 toz,s t08:,2,tt
Allevlate
11) 97..22
Alliant
11192:22
Ailocated
I'11 11o
Allow
['18] 11:20 13:18,25 14:15 '15:16 19:
l11125:11 27 I
i6 b6 14 r56 1
ace
Accidents
I21 116:11 141:8
A'ccommodate
[6]31:4,21 68:13,2a 6S.1 156 18
Accomplish
r1t 942
Accord
t1l 155:15
According
hl48:1s
Acknowledges
t1l 11:7
Acknowledgments
l1l 90:1
Acquired
I1l44:19
Acquiring
11147.11
Acquisition
[4) 46t25 4712,8,15
Acre
I24l 5:9.'19 9:14 15:15.16 30:17 38:
\ 4:6.2 s4:21 u:7.10 69:22 70:15-
16 7 5'.13,23,25 76iA 77:15 ,22-23 7 9
7 80i5 12220
Acreage
[3] 69:21 7O;7 88:2
Acres
nll25:21 30110 44:14 54t22,25 77'.
ir b1:t1,20,2+ 82:s 88:4,t2-t3.ts
126:5 155:11
Act
[6] 13:14 60:25 83:1 143:15 145:8
187:9
Acted
[1] 4:4
Acting
[1] '144:15
Action
141 131:6 143:22 18A'.2,4
Attive
[4] 97:7 96:1,23 101:1
Actively
I1135:6
A'ctivities
I2l 94:19 96:18
Activity
Ia 51:12 166:5
Actual
I2151:6166:8
Add
,1Ol25:2'1 30:25 5'l:5 53:12 79 11
bn:is gz:t9 tt3 zl 152:4 15512
Added
I1015:16.23 g:1011.6 49 16-17 80.
>5'A9r25 91'.24 114:10
Adding
I2j 7i11 12A.24
Addition
141 17:23 3325 34i19 146:12
Additional
1241 1\i5 36:19 37 :3 42:13 ,25 52:2
b7:21 @'.zs E2:11 E9:25 93:5 I1o:
13 118124 125t2 126.2 127 i'l6 12al
8'145:20156:15 159:19 173:12 174
25 175:1 '18'1:9
Address
nal23'.4.9 86:25 89 1,4 92:24 107'.
b ttle:o rto:zt 114:6 115:8 117:2,6
123'.24 136124 145 25'183:5 184:23
Addressed
f1Ol23:2 92:18 98 22 99.18 107:9
i7 i 42.4,12 169120 17 a:4
Addresses
[2] 35:3 100:15
Adds
[318:8,10 148:23
Adequate
111107:24
[1] 159:9
Abilitv
16i] 1381i2 139:2],10-11 140:.17
Able
1151 10.10 25:21 4112172:173122
7s:-10 79:25 8o:3 83:1 66:'15118:7
1 21:24 139i5 1 48:16 165'.4
Absolutely
l4l 62:6 63:15,23 113:13
A'cceleratlon
t1l l16r17
Acceptable
[2] 30:7 69:17
Accepting
[1] 145:6
Access
I2al 10:6 11:17 14:9.23 16:2 38:9
io:24 85:9 87:8.16 93:5 95:6 96:6
97:23 9S:1'!.23,25 118:8 137 18,12,
18,21 139:16140:17 153:2-3 168:10
Accesslble
Ilt 146.22
Accessory
11l 173:17
Accident
s
{1136.23Authorized
l1l3:22Availability
I3l g:9 39:13 47:7
Available
I17 5:20 1012.18 39:11 47:5,13 54:
\o'as'.g .zz a6l,lo tz:t3 ra I 123.
21 157:19165:1.8
Avenue
1241 2.12.22 818 1013,0 29125 31:18
58:b 63:1 85:9 101.21 109:17 110:
25 1 1 1:10.18,23 1 12.1 1,13 1 1 4:11
15 117:5'1'18111 135:23 136:8
Averaqe
114126:1-242?.130 l5 38:10.16 40:
b o's tr.iz.zt zg,s.ts tst tz too
11
Averages
11) 129.24
Avoid
[1] 155:3
Avoided
11) 154t2
Avoiding
I1l 37:'13
Avoids
12) 175i9,12
Award
11126120Aware
[6] 3:12 91:3 141:7-8 14717149:9
Awareness
I1l 103:18
Awful
178 10-11,',l5185:3
ut horization
105:13'132:8
B
I1l 107:14
Beam
Iil 138:8
Bear
01 134 12
Beating
l1l187'.22Beauty
[1] 123:20
Beaver
[1] 166:22
Become
f1319:3 80 8 83 23 93 6123 22 128
)2 i58:13 166:4 168 13 173 15 182
14 184:12188:1
Becomes
I2153:6 70r19
Becoming
[1]80 4
Begin
I1l &:14
Beginning
Ill157118Behaviors
11197:9
Behind
14131116 55:12 80:22 1?0:22
Belief
121 5412 143'.24
B'elieves
I1la3:6
Belong
I1l 132:'14
Below
l3l 15:15 28 22 79.10
Benefit
t4t 10 20 60.5.7 150 4
B'enefiting
[1]38:6
Benefits
I4143:13 61:6 125:16 137 25
Berming
11) 29:2
Best
lgl7 :25 gt21 54120 6413 7 q3,5 7 5:7
Better
117]1 \tS 13i20 2413 25:4 61 20 80:7
\9 n31A A7:4 92124 94:7 115:22
130:6 159:19 163:20 164:21 174:1
Between
I B) 155 16..22 20 .18 29 1 48 9 7 2.
2:'e:.t gs:a 97:19 118:22 123 25
127:19 138:8160:24 163 12 18 1861
10,20
Bevond
16l i5:4 60.2 1o223112.7 '1519
156:25
Bio
I3lis.11 20 1o 62:24
Bigger
l2l 122:5 148..22
Biooest
l3l 79-r 5 105:5 139 19
Bill
[3]65:21 66:3-4
Bit
1161 12:11 85 2 89:8 94 I 95 13 100
h 1'04:'14 114:15116:16 125 11 141
14 155'.24 162:14 17514 180:22
186:19
Black
[1] 156:12
Blaine
161 115I25 116 714 2l
Blend
11) 7 4:24
Blind
[2] 57:1 113:12
au mga rd's
l1l 112:6
B'ackvard
rct nzl! ttt:5,t2 173.15174:20
B'ackyards
l3l174:8,12,14
Bad
[2] 106:25 114:19
Bailev
nzt gt izq gg.zz-zs lo2:20 103:19
i04i13'105:1,12 111:14.18 1'12:8
159:8
Baileys
l2l111:5,12
Balance
I4l 37:15 42:9,19 88.16
i3alanced
l2l3s:23 43:9
Balances
l2l2ot24 42'.16
Balancing
l3l 20:18 60:25 61:1'l
Ball
l1l62i2.Bank
Bar
12125i19 26:11
bhrricades
11l 85:25
Barrier
I3l 14:16 158:9 160:24
Based
tT 4:12 1819 A7 12 64 11 108.23
i:is'ro ra:,zt
Basins
[2] 41:16 71:19
Basis
ac
156:11 159:7'1 :17'166:3 173:12'
13 174:5-6 17 5.22 176:1,21 180:3,
13,17,21 185:7,10
Argument
[1] 86:21
Arguments
[1175:6Arose
I1l 85122
Arranged
[1173:25
Arrangement
11) 172:13
Artifacts
[1] 154:1
Aside
l1) 124.4
Aspect
13) 1A1:21-22176:3
Aspects
lll123t2
Assemblo
11) 17012
Assert
I1l 113:17
Assess
h] 53:24
A'ssessment
l2l3t23 64:17
Asset
[3] 25:'14 80:8 152:15
Assets
[1] 79:16
Assigned
l2l 151 5 159 4
Associated
[4] a6 12 59:17 94 ,9 156 3
Associates
l2l 37:1 124:16
Association
t24l 32..7 .18.24 67 :9 120:8 129:22'
)s i go:+.z.zo tso:9.t1,13 151:3,16,
23 1 66..7,1 1,24 167 14,1 0 1 7 211'}:1 4
174i11
Associations
12) 32114 172.10
Assume
13) 120123 128:11 13211
Assuming
I8l 70:2-3 87:0 103:22 104 8 123:9
146117 187:2
Assumption
[1] 103:2s
Assurance
[1] 15:15
Assurances
[2] 45:1,6
Astute
[1!79:14Attached
[5] 5:7 49:'13 68i7 E8:6 166:11
Attaches
Ill 51:20
Attorney
Ill 105r9
Attractive
[1] 184:7
Attributed
[2] 125:8,10
Attributes
l1t 2?:17
Audience
[1] 156:9
August
13) 223 a*15 124'.24
Aunt
128:17,21 129:1 130:8,1
18150:20 152:3,11,18 1 53r18-19
11140:10
Appearance
[2] 1 50:25 1 51 : 'l 3
Appeared
I1l 53:17
Ai:pticable
[2] 39117 155:8
Applicant
[6]'18:10 19:B 33:14 145114 179.2,7
Applicants
12)6:5 22:15
Application,9l1a.201912 41:7 43:10 45117 92:
25 143115 14414 1A1:'10
Applications
t1l 3:4
Applied
l2l 19:9 179:23
Appreciable
I1l 159:15
Appreciate
Ill 117:6
Aooroach
l6i 1i116 23:22 37 i 4 As:12 132:10
163:10
Approached
lll 105:11
Approaching
[1] 96:15
Appropriate
141 7:15 51:24 103:17'104:16
Approprlately
11ls1:14
ADDroval
tr6lio,n tg,g zt,ts,tg 22:2,5 3a.4,
23 91 t22 17914
Approve
l4l7:'17 9211 178'.25 17915
Aooroved
lgia',1s rg:o ts,e,rg zoi16 27'.4 341
2 40i7 85t14
Approves
1217i2013112Approving
[114:5
ArcadeIll 115:16
)\'rcheolooical
l8l 153:10,14-'i5 154:1G17,19 155:
1,10
Architectural
l31 19:12 33:2,5
Area
11341 3'.2.24 4122 5:10 7:8,1 0, 1 2- 1 3
bt? .43 'to 24 r:a,21-22 12:3,6 25i
18 27t16 28.4 29t21 30:8-9.18 31:
22 33:17 34:10 37:19 38:16 39:8,'18'
23 40:9.25 46:10.14,19 48:2 53117 ,
19.21 54i1 596,22 62:14,19,24 63:
10 14.21 64114.2O d:24 69:8 71:1 1,
25 72::8 73'21 75'.7 77tA 79:23 80i6,
22.24 81:6,8,14-15,19-20,24-25 82'.
24 AAiA .16-17 .24-25 89:1 3,23 90: 1 ,
25 91:8 92:10 93:5 96:23-24102115
'104:12 105: l 106:2109:2113:2,23
1 1 4:12 1 1 8:.3 1 19'.20 12313,20 124i
21 126:2-3,15 127:7,14,16,25 124'.1'
6-7.16.18 129:4 13218 135'.24 137:
10 17-18 138:11.14 1*:2 15513
157:18158 1T '159:16,22 160:'13
166111 170:20 171:13 174:10 '179:
Areas
1761 5:1.24 6:4 7:7.9 8:10- l'1,13 9:
\2 22 11,i s 24122 26:.4 .6 27 t5-6,8
2ati?.15 29'.22 3113 37 t3 42111 49'.
5 53:20 54i11,23 55:7 56:10 59:15
60:15 63:6 64:24 69:16 77:4 89:4
o tzog
55
rapep
93:22 94:1 115:10128:3 149
15,21 160:2 172:4
Buildlngs
13) 41:22 12012 173'.17
Built
I7l 90:19.25 111i19 135:11 136:6
150.14 170:23
Burden
I1l 179:2
Burial
l1l 155:9
Bus
[2] 114:16147:11
Buses
[3] 114:191466,10
Busier
[1] 115:16
Business
l2l2:11 11117
Businessman
[1] 131:12
Busy
[1] 168:4
Butts
111170112Buv
i3l ri3:zz t:t 'tg t8+:to
Buyers
11) 41:20
c
[6] 12:10 22:18 92:18 106:24 140 8
168:7
Circumstances
11154:6Clrcumvents
11) 120'.17
Cities
12) 143114 187'.11
Cities'
lll s0:,
Citing
[1]38:23
Citizen
?)a8.22143'5Citizens
110l 61.24 110:15 17 117 1 .2a 120
'tz \zl ta 2t 14919 1la 7
Citv
t13ti', :6 2 2 4 8.25 5 9 16.2i q'
is z:rq.r6.t9,2t,23,254' I t 3'gfl | a 12 1-20-25 13 12.14 22
"413 15 15:18 18 8 2A:20 21 22 3 2a
a 2s.to.zz zg:g lo e g2:z :s t: :a
17 35.6 36:2-21-24 37 .22 38-5 I 22
40:6 15 4'1:24 42:8,19 43:6,11'12,
18 45:20-21 53 19 Y 1 55I56:2,
17 sq:6 60.3.16-17,21 62:16 64:3,
12-13 18.23 65:2.1 1 ,1 I ,20 22 &:4-
\ 12 7 3..8.12.21 .25 7 4:2 77 3 83.11
25 84.1 65:1E 87:3 90:19.23 94 10
103 1O 105:910.16106:20 111:3
122:1.5.24 123114-1 5 129 3 1 33:6
134:4 135:18 137 11 141:6142:1
146124 151.2.9 1*:22'24 1*:1 17
19 174:1'l '178:24 180:3 5,11 16
185:5,11
Citv's
m izt 2o ze 36:22 a2:6 45 18 47
z 1sa zc ltg tq
Civil
11) 92.22
Clarification
[1] 141 19
Clarify
12) 129:25 13012
Clarity
12151:5,'13
Clark
13)92122153.1 155:18
Classic
111186:20Classification
{21 5:3 88:13
C lassifications
[3]a8:7-8.10
Clean
i1l 166 r3
Cleaning
lll6? 122
Clear
!61 1O:17 3E:3 85:'15 '130:6,12182:
24
Cleared
t1l 171:8
Clearlv
[6] 6:18 i:11 1012192 20:15 43.14
Clicker
11) 25i7
Client
otces
{11181;16
Choose
Ill92.1
Choosing
{21s2:15-16
Chop
11) 72:19
Chose
12) 41 .12 63.6
Chuck
[2] 158:6 186:6
cautlous
u) 1a1'.24
Cave
1291 43t24-25 44:6,20'21 5218'9 84-
2o-2i 91:t6.18 92 7 129:7,9 140 6.
I 141:2 165:18'19 166:19 177:3-4
178:9-10 182:19 183:7-8,12
Center
[3]8:'18 14:17 138:5
Centurv
l7l 1Oo:2 i]1 10 1T216117 5132
23.25171119
Certain
17137'.9 53'.22 123:3 132.2140:5
147:1 160:16
Certalnlvtg t3.t tsiT zl:t5 2s11545.14471
b 53:15 54:8 55:1 56i11 5712174:
12 93:'14 94:9.18 102:11 103:17
104:17 108:8 127:10 128:15145:4
147:20 156:10 157:14,19,25 158:16
160:23 164:21 167:17
Cetera
12) 46:7 151120
Chain
[1]95:8Chair
l1l 178:11
Challenge
l1l 105:5
bhallenged
l2l 186:'16,18
Challenges
[1] 59:5
Chance
[3] 23:19 68:11 103:3
Chances
ll)72.16
Chanqe
12217:1i 17 12.fl 4at5 50121'22 56
>a h3l2 84.7 101.19,23 105:2.15
12510,15 126 .9 ,1 1 ,20 .?5 127 :12,
25 181:1
Chanqed
1t1 s zz1slz at ta sz .zs
Chanoes
rgt z tojg.zt 15:24 28.19 4017 59
ti tlt.lg ttz'tl
Changing
I3l 105:14 177:10 164:16
Chapter
l1l62:10
Character
r14t 5:24 60:15 119:8,19-20 120121
\2*4 B22 164:17 170:20 17 I :22
177:10 1E0:3
characteristics
[1] 17'1:13
chards
Ill 153:25
Chart
[3] 58124 79:7.10
Charts
11158 7
Check
l1) 177:2
Cheek
[2] 95:2.9
Ghicken
l1l 71:9
Chief
[2] 15€:14-15
chiefs
[1] 140:15
Children
14198:5 114:14,16,23
Ching
au tion
l1l69:23
b'alculated
l1l143123
Calculating
12) 69.9,21
Calculation
I4l &:E 65:15 87:23 127:18
Calculations
11) 72:9
Cannot
[1] 108:9
Canter
I14l'143.9.20 14a:8.13 145:2'3,19
22 1 81 t5 J2 1A2.8,14 1 8612'5
LtI63:ie 65114 66:10 15s
Car
[2] 19:21 E6:10
Care
t8l 67r24 129:1E 130:16.20 148:2
165:21,23 167:7
Carefully
[3] 19:4 90:5,10
Cars
fSl 33:17 107:25 115:17,19116:8,\tifi iga:tg uttz
Carver
15111..14 2111-12.21-22 3:1 6.24 8:8
012]5 10:3 1112216.10.19 17:23,25
1a1 2117 .24 2214 23.12 29t25 58:
9.15 63il 65125 85:9 87:',10,14 89:
19 97:23 100:4 101:20 109:17 111:
16.21.23 112:2j 1 1 3.16 1 14.1 1'13
15115:3,20 T16:8,20 146 8-g 157
13.16
CaseIln 9:3 14:2 37:8 45122 56:4,9 58:
>3'62'.25 65121 g3:19 104:3 121:6
124:17 125:5 ,l43:16 151:4 166:14
Cases
I3l39:16 56:1314
Categories
12) 5i11 ?6124
cateoorv
16148:i49:r3-24 50:5 76:6 78:18
Causes
l8l 62:13,
1-2,21
a cu
Capac
[1]96:4Blue
121 B'.12 80124
Bluff
I31 Y:24 1 18:3 1'19:9
Biuffs
[2] 73:20 90:7
Board
I3l 19:1S 33:8 41:25
Body
I4l 32:25 151:16 1 8'1 i15
Bored
11171:22
Bottleneck
[2] 140r]4
Bottom
I3l 21',2. 77:2 143:12
Bought
[3] 45:1 122:18 131:8
Boulevard
[7j 23:9 84:24 93:3 132:25 136:20
'138:5139:6
Boundaries
14)2124 103:11 113:3 173:23
Boundary
(11 1g:15
Boy
13) 64125 95:24 102:22
Brain
I2197:5 133:10
B'rakes
[2] 115:191'16:10
Break
el AA:13 1?2,5
Breakdown
{11 88:7
Breakoff
l2l 1 40120 ,22
Bridoe
nt ui3 gg,z+ t06:3 107:22 108:\i i11j'a i1?]'21 11619
Brief
131 23t1 5 1 43 :1 4 1 55'.21
Briefly
I2l 13:S 89:12
Bring
[3j60 8 82 13 152.20
Bringing
[1]19:18
Brings
[1] 130i25
Broad
l4l 48:4 49:23-24 5Oi5
biochure
l1l44:2
Brouoht
161 56:618:22 90:20 91'.2 95:3 149i
Bruce
I1l20:4
budgeting
121322a 150:17
Buffer
lll27 tg
Buffering
ll) 27t18
Buffers
lll71:18Build
t91 9:14 17 t17 7 4122 83'.22 8!,'.9 117\i 121124 i39t23147:1
Buildable
hl 126:20
Builder
[114]:23Builders
[3] 19:17 3319161:'19
Building
o
I
161 1212,6 16:24 1A19 172:20,22
Consultant
[3] 36:21 126:7 1s8:24
Consultant's
12) 90:10 125 24
Consultants
I1136;3
Consultations
I1l 36:2
Consu lting
t2t 124 16 125 t8
Cbntacted
[1]111r5
Contained
I5l 36:20 37:9 71:7 83r14 124i23
Contents
I'1198.13
Cbntingencies
I2l a5:4-s
Contingency
I1l lss 6
Continuation
[3] 1:7 2:3,5
Continue
14) 2:6 104:2 108:16 11 I 7
Continued
[1] 157 5
Continues
i3l 109 2,a 157:3
Continuing
1216:10.24Contours
[1] 96:13
Contrary
l1l143:24Control
I9l 8.17 32:8 90:13 12314 129'.2
ilo:4 i50:15 151 12 186 11
Controlled
[3] 115:13 11614 166:18
Controls
[2] 33:2 1s0.16
Convenient
t1t 134 22
Cbnveniently
l1l 105I
Gonversation
11l 99:12
Conversations
12) 10614,23
Gonvey
[2] 59 14 151:18
Cookie
[1] 72:19
CoPar
1131 3'19 4:12 23tE 34 7 43:6 4412,
\q \z:tc.ts.zz ss za 56:25 171 .25
Corner
15) 16:12 106.22 121:23 136.3-4
Corporate
l2l 103:11.13
Correct
t121A 14 587 7A24 78 25 79 I 95
i6 '1i3 t0 130 4 144 13 168 15 171
22 178 3
Correction
I1l 8:21
Correctly
I3l 1213133 1 147 7
Correspond
11l 34:16
Corridor
t16l 11:6 79 23 80.25 8l 18 82 13.
i7,i9 89:13 105 19 121 1s,19 122
2 13517 137 12.22,25
Cost
l3l 60 5.7 65:1
Cbst.to-benefit
c onon
111l 20:11 33:11 35:13 36:25 101 8,
2o lzq ls.zz 1 25'. 12 1 69 1 1,22
Conclusions
12) 37'.7 125..4
Concur
12) 42.22,25
Condition
111 177:23
Conditional
[7] 2:14 3:6 14-c 13 178.2s 179 4,6
183:1
Conditions
t7) 17117 21:20 22:6 43:1 91:17 95.
17 149i10
Conducted
Confident
[1] 155:10
Conflict
[3] 186r'10.12 187:6
Conflicts
[1] 187:9
Conformity
12) 179:14,18
Confusing
[2] 163r14,19
Confusion
[1] 164 14
Conoestion
Ill tgslt s t+o,tt,tg t+8,2:
Coniferous
1) 14124
Connect
[7] 28:6 79r18 82:14 85:20 157:17
168:13 174:7
Connected
[3] 81:16,19 62:6
Connecting
[4] 25:11 28:5 85:'10 176:11
Connection
I3l 29:24 95:4 140:19
b'onnections
(31 29:23 39:11 137:16
ConnectivitY
[2] 81:16 82:9
Connects
1l ar21
Consequences
r1t 141..22
bbnservation
l2l26:5 152'.'11
Conservative
[1] 17:e
Consider
V)711512.153:23 60:4 91:'1 112:
24 126:21
Consideration
15) 3:5 4:17 ,21 60:11 90:20
Considered
14) 13:7 A6124 125:14 126:8
Considering
l3l 6:15 8:2 9:1
ConsistencY
I3l 39:5 171r15,20
Consistent
l2O1 7'.22 27 :20 3412 37 :19 3913,8,
i6 40:10,12 43:10 45.22 49:10,19
53:2 69:24 80:7 176:24 '179.19 181
19 187'.12
Consistently
[1] 69i20
Gonsists
11l 166:3
Constitute
[3] 33:'17 39:23 183:3
Constructed
onclus ion
21 81:13 179i 13
[1] 173:18
Commutlng
11197:'16
Gomp
[12]40:13 51:15 78.3 102:6 163:18
186:10-1 1.20,23 187:4,12,15
companies
l2l3i19 44:14
Comparable
[3] 101:13102 10 176i19
Compared
l3l 15:8 125115126:9
Compares
f) 12a.18
Comparison
I2l 37 123 72:23
Comparisons
[1] 31:7
Compatible
Ial 11:23 3g:7 56.8-9
Competitive
l1) 4?:11
Complaint
12) 147 13,21
Complaints
12) 101:4 147:14
Complete
[1] 153:13
Completed
[1]4:1
Compliance
I4146i18,20 56:7 62:14
Gomplimentary
I1l 163:10
bbmplimented
[1] 164:4
Component
12129:23 3218
Components
[1129:19
Comprehensive
t54t 4 25 5:6 912 1 1:2 4 ,19 15:17 20:
21 251 315 37 15.20 3g:4 6,i045
19.23 46.2,1,21 47:19-20 48:16 49:
7 .18 50:1-2,1,17 51:13 53i3 56:1 57:
18.20 58 1 60:23 62:10 6a.2 69 20
70:610.14 76:2 78:22 89:23-24 118:
10 122125 163113165:10 179:10,14
Computer
I1l 58:12
Conceivably
1219,13 71t25
Concentrate
[1] 56:5
Concept
[313:1E 16:4 175:14
Concepts
[2] 36:4 176:4
Concern
[9] 16:3,16 92:25 93:2'1 102;18 104:
23 107:14.16157:13
Concerned
[6] 84:24 12019 138r13157'.21 1691
1184..20
Concerns
f10l '16:7 35:18 41:17 97122100t13
\od:4 141125 143'.ro 177113
Concert
l1l 176:5
conclse
[3] 163:23-24 17s:8
Conclude
[1] 170:4
Concluded
[3136:14 104:9124:25
Concludes
ommun S
11l43122Concludin
[1] 143:3
Close
[3]'108:11 120:10 138:19
Glosely
I2l 15:1919:6
Gloser
[5] 69i15 75:3 87:10 15a:10-11
Closest
[5] 28:3 46 3 58 9 75:9 17t 18
Cluster
121176:2 18/:6
Clustered
13124:19,24 43:15
Clustering
I7l 31:1 175:10,13-14,'l&19.21
Coat
I't) 120i25
Cockrell
I 1 41 1 17 :4-5 1 19.4 124.6 129:13.16.
ie iso:za ttz:tg t3g:20134'9,14
,41: l5-16
Code
1171 5:22-23 6:3 13.25 14:13 33.15
ig,is 40 1 43 r 1 49 16 64:5.9 77:5,
7 7A:22 123:12 179:15
Codes
I1l 120:19
Cognizant
(11 90:6
Collect
l2l12115.22Colored
[1] 8:12
Gombined
Ill82:4
Comfortable
[1] 107:18
Cominq
t14t 7:3 16i10 86:7 93:899:11.13,
\9,2t to3:2 to7.2o ltt2o tl3:.22
121:25146:1
Commence
[1] 2:10
Comment
l15134:9,1920,24 90:17 91 15,17
b?:a 1oo:16 1r3:E 114 10115:7
136:11158:5,7
Commented
[3] 34:25 35:21 116:5
Comments
1141 I 5:2O 22:8.12 3519 37:18 42'.5
bz:\g oo:zz soiz gz:ts 147:10155:
20157'.20-21
Commercial
[1) 11:12
Commlsslon
,34l 18:8 20:6 2'li4 23i182711230:! 3:4:13-i4,i7 41 11-1253'14 62:21
63t12 7 5116 A2.21 1 42:2,10 161'.25
16211 ,6,A J3,20 ,22 1 63:'1 ,6,8, 1 5
1 64123 I 69:9 17 7 :7 1 85,2
Commission's
11) 167:22
Commissioners
[3]34:10 66:13169:13
Commissions
I4l 38:24 120:19 143:5 162:5
Committed
[1] 15E:3
Committee
11) 123:17
Common
I'1117:7 32:5 40:4 54:12 130;8,18
132:13 156r'1 174:5,8.10
Commonly
111175t25Community
[3! 19:18 41:24 82:1
ock
I
[1] 67:3
Crib
lll58:2sCritical
I191 10:24 11:1.5.8 12:3,6 39:18 46:
\0,71,tg zl:2t 88.24-25 89:12 90:1,
25 91:8 92:10 118 3
Cross
12) 137:4 1A1:22
Crossbar
[1] 86:12
Crosses
I1l14r6Grossing
lE) 1:14 2:12,21 21117 ,25 22:1 23i
12138:1
Crossings
[1] 9:2s
Crowd
Ill 135:3
Crowding
111179124Crux
[2] 103:20165:11
Crystal
11) 62.2?
Cubic
[4] 1 18:23 125:25 126:3,14
Cul
I3l 10:9 85115 137:9
Cul-de-sac
tgl 1O:9 40.23 85:15 86:8 137:9,13
1 68: 1 1 .1 8,21
CUP
11) 177:25
Curb
14) 114,21 138:11 ,'1P.17
Curioslty
{11109r25
Curious
121146.7 147:2
Current
15)6.25 39t15 42:15 108:23'24
Curry
l2l 86 24 168 16
Curt
15) 2311 46124 7 9.1 1 1 56123 1 7 4:4
Cut
iestview
I2l99r14 140:24
Cuts
[1198:19Cutter
I1l72:19
D
16167:16 68:2 101:1 129:3151.12
168:6
Decide
I4l 56:3 109:15 135i1 187i6
Decided
[4] 101:10 1 1 1 :'12 123.2 131 :10
Decides
Ill 136 24
b'eciding
[1]16516Deciduous
I1l 18:23
Decision
151 122-.25 181113,25 182:1 183:20
becision-making
[1] 181:17
Decisions
11145:16
Oeclaration
[1]4:6
Dedicate
Ill31:13
bedicated
[2] 168:17 186 2a
Dedication
[5] 64:15 66116 75;21 76:6 77:7
Densitv
t44l 5:8 1-5:13 3O:'14,'16.20 31.10 37:
)a i8,i 39:9 40:2.8. i 2 .14 45124 46
13.16.19-21 481z25 51 .24 53122
60:20 63:14.18 69:19 70:7,14 73 16
76t25 77 .4 7B:4 79:6,9 98 19 120.3
132:6 152'.22 175:1 9 1 7g:21 1 80. 1 0,
18 18518
20:6 29:8,16 18 30:6 38:12 81
Dedications
11) 2017
Deem
[1] 104:16
Defer
[2] 110:1418'!:18
Deferred
[1] 170:6
Define
I1l 136:22
Defines
11) 7717
Defining
l1l 123:5
Definition
[1] 89:20
Defy
lll 110:a
Degrees
I1l172:11
Delay
[1] 17:15
Delineate
tll 181:16
Delineating
I1l 186:8
b'etivered
[1135:10Delivery
[1] 34i8
Demand
1117 4:25
Demandsilt 131.20
b'emographics
[3] 101:18102:2.7
Denial
t3l 40:19 178:18.20
Densities
X tor'., .r,
',
o ,r, ,r r,. ,o
Den
161 21
lsl
10
tll 116:7
Dark
11) 9:22
Darker
I2l 5:13 8:13
Date
I1l S9:4
b'ay-in-and-daY-out
l1l112:7Days
14) 14313,16,22 145i21
Daytime
I31 28:12,16 148:14
De
[3] 10:9 85:15137:9
Dead
l3l 170:1 164:'11 187:22
b'ead-end
[2] 14:6,15
Deadline
a v
[1]156:3Council
t7 31 1:6 2t2.4 3:12 .17 ,22 4 :3-1 5:1 6
b 15 7:21.23 B:1 9:1 1o:4 13 14 18:
I 19:'10 20:13 21i6 23:7 3419,17 48:
24 52.19 62,6,17 ,20 63:1 3 66:'1 4 ,25
67:8.15 69 19 70 13 84 7 89:12 90:
2921,13,24103:8 104 6,21 105 8
107 1210821 10S 17110.5 111 1
117 7.11.13 120', 15 126 12 131:7
132.21 135.22 136.25 13919 143.2,
6 146:3 147:24 148.9 152t23 167:1
16811 4 1 81. 12,20 1 82,4.12,1 5
Council's
Ill 158:7
bbuncils
Ill 1a4:20
Counsel
l't) 22:23
Count
121 22i'10 82i3
bbunter-balance
[1]98:10Countv
1231 a:$it12 3o:1 81 : 1 7'1 o'1 :10
\oi:22 104:17 .22 25 105 11,17 ,23'
24 108r18,22 110i7 119:16136:'1
138:9 146:14 153:3'154:11 176:5
County-owned
tllS:19
Countyistate
lll 109:18
Couole
tzzl si2t tt,3.2s tgtz zg:8 3q.t
t2:'10.20 53:11 63112 7219 7 5:14 81
6 1 1 84:10 87:12,20 107112129:14
132:21 13612 141-17 146i4 149:18
170:5 17 1'.24
Course
[4] 49:7 80:15 110:19 149:4
Courses
l2l12:4,8Court
14) 55125 61:24 1a?'.7
Courts
l1l55:22Covenants
[5] 151:5,8,21 166i16 167:15
Cover
lll 148:17
Covered
[1] 1s5:18
Covers
I1l 30:15
b'ramming
[2] 134:16 1s1:1
Grawling
[1] 86:19
Create
[5] 8O:3 82:17 1 16:5 117:17 186:9
Created
I4l 54:5 57:15 167:19 180:11
Creates
I1) 60:21
Creatlno
r7t 25:6 38ii9 55:14 60:12 96:13
\i6:1o iaa.24
3:1-2 6:25 8:1810r14 12:18 13:
tt ,16,23 25:23,25 26:1 28:2 40:
25 54:25 55:3 58:',11 73:19 86:20 87:
15 88:10 95:13,22 96:6,12,23117.7
119'.15 121:12-13 122119 137l4,21
138:'l 139:22-23 152:9 1 :'1,11
166'.22
Creeks
t4
2
Ilc
osts
) 4:21
ouncilman
Creation
12) 312 35122
Creek
nt
423 47:7 10521 144
Depicted
[1] 156:12
Depth
I1l 10:S
b'escribe
12) 24:4-5
Descri ption
12
D
I 17 i11
eserves
I1l 52:1
b'esion
l22l 1O-:1O 13:19 19:9,12,18 28:8 33:
i-9-40.5 17 41 25 46:11,14 68 13
63i15 102:14 140:23 142:A 152:25
165:4176:9
Desionated
t4t 1l:9"25.18 46.22 173 16
Designating
12) 49123-24
Desiqnation
tzst s is tB c:2516:t 4.5 7 49.4 B
io.ir rz s: :.4 ss g 6o tz ze':
79 3163:1214165I 186 12 22
187 15
Designations
l31 51 18.19 2l
Desioned
t6l 2s.6-61.22 101 21 140 2 168 12
179:13
Designs
12) 1917 2O:2
Desire
[2129:1168:16
Detached
J8l6:2'1 13 24 14:2521:18 37:24 41
2A 52:25 167 1
Detail
[4]E.3 27 14 28 11 ',l63:3
Detailed
I5l 19:3 23 16 3814 43 7 68 7
Details
l4l 19:12 84.13137 3,5
b'etermination
12
D
136:T9117r14
eterm ine
15171.24 72217 3 108:19 140 12
Determined
I3t 1o:1 72:E 126 7
b'etermines
1117.24oeveloD
nsl zt 2 i2:a rcJa ts,zt sz a t t
b 1'11:8.12 120 1 122 3 12.15 17 1 1
1?3112
Developable
t1l27:6
b'eveloped
rAl 11 11'27 .21 12:16 53 21 1a 2 a
\o6.2 t2t rc'67 i 8 168 1 l
Develooer
wqt e.zo iz.tz r 4 8 1g 6,I 5 20 19
2a 26.20 3217 41 13,23 44.21 5,
1o 19 65.21 66.6 67 6 71 I 91 7 951
3104 5118:18119.21 120 10 122
6 124:5 128:24 132:9,18 139:11
142:5 143,17 14413 146.22 147-.22
149'.22,24 156121 1 57:6,1 2 158:'1 7
17 1:1A 1At22 1A6'.24
Developer/builder
11l 161:18
DeveloDers
l547:11i3tu l3oto 144:25145 4
Developing
12163:7 105:12
bevelopment
1122) 2.15 317 -B .11 24 4 I 11 5.5 6
114:19
Llpi
Discovered
hl 155:7
Discrepancy
[1] 163:17
Discretion
[1] 182:9
Discretionary
hl36:12
Discussed
Ill 137:1
biscussing
I1.1157:12
biscussion
191 4:20 26:17 29:1186:21 112:25
ii6i18152:6 177 17 180 23
Discussions
[2] 82:20 106:1
Distance
l3l28 19 107:24 108 12
Distinctly
11173:10
District
I32l 6:3 9:6 11:9-10,20 13:5 26:15
2?:3 39]15 41:1 51 :6-8,11 57:16 58:
1o 12 59:&9.25 60:6,22 61:17 77:
21 92:16 96:5 161:9 179:23 180:12
1E6:9
Districts
I11l 57 25 58.5,1S 59:3,7,16,20-21
60:4 63:7-8
Disturb
l1l127114
Disturbance
15) 127 16.22128 8,13.16
Disturbed
l2l28t5 74:24
Diversified
{11 1119
Diversity
111 11:12
Divide
11172113
DNR
[8] 91 :9,1 1-12,21 92:9,17 94117 121
20
Document
112138.18 42'.12 45:18 55121 56:2 5
)s bo:18 154:6 158:23 182:6
Documentation
I1144:11
bbcumented
12) 37 :4 125:1
Documents
Isl23-.21 43'.19 7 1:7 7 5 19 151122't5l:g 5 t6z:t8
Don
lll 115:9
Done
1301 18111 25'.24 27:13-14 44.15 721
\2 bo:A 1oot22 101117 1o3.22,25
104:8,1s'105:25 106:9 117:20 118:
19 121'.5 136:7 1U:20,2414511
'146:18 154:15 155:1 1,14 156:20
163].20 176120 187 .21
Dorlan
[1] 10:7
Dorland
111127'.9 65t24 75:2 85i1011211
i 1i:9,14'140:19 146:4 168:9,25
Oot
Ill 181:23
Double
11)17712
Down
l48l 6:24 30:13 51:16 53:'18 55:2,11
b6:io s7:3 62:15 63:9 65:3.14 69:
13 77:2 88:13 91120 97:2 98:19 99:
14 lO2:5.19 106:15 111:14,21 113:
21 114:13.23'116:8 1'19:3 121:13
133:6.22 134:7.9 1 35r5-6 1 37:2.13
138:13146:24 157123 158:9,11 168
511..21 12:2,5 14:22 20:16,24 21,
17 .25 2rA 24:7 .'19-20 ,25 25:22 261
127:17 30i12 31:5 32:6 33:1,'14,16,
1 9,21,24 35:19,23-24 37 110,12-13,
16 39:10.20-21 40:3.6 41:18 42:20
43:3.16 45:7,24 46:3 51t25 64.4 65:
7 67t1O-11 7316,9,22 7 4t6,11 75:1
79.16,24 E2:2 U.25 85:14 86:7,16,
22 9O'.3 9212 98124-25 99:25 101'.5 ,
7.141O2t3 'tO4:1 106:24 112:10
119:10 121:18 123:6,15 126:6.13
128i12131117 132:1 ,7 13411,16
136:17 151:15 152:19 19:2 155:7,
24 157i'15 161117 168.12,19 170:'12
't 7'1:5.16,'18,25 175:10 j2,20 176:4,
21,24180:14JA 1A3:23 185:8 187:
13
Developments
lg 71a 13 1A 24:22 32:5 37.21 40
7 .14 73:16176t20
Develops
[1)85:17Deviations
16l '13:19 33:15,18 39:19 40rl 183:2
Devised
[1]29;15
Dick
11) 17 t22
Differed
i1l73:11
Dlfference
13148:9118:22 126:16
Differences
[1] 118:5
Different
I35 3:20 5:10 13117 23.17 M:18 49i 5'o 4 52.12 58i5 59 3,5 61:2 63:8
75..14 76123-24 U19 A5:6 1A2:7
't17 t25 1 18:14 120:1&19 12313,16
148:18-19 162:11 169:13 175:15.17
'181:1 1
Differently
14) 7 0:8'1 44: 1 5 1 85:22-23
Difficult
121 9412 104'.14
Dig
I1l 153:21
biligence
12) 47 i1,9
Diligently
11l 158:17
Direct
[3] 12:3 181 4182:9
Directed
11) 18? tl
Directioni1Q4 2 PA:24-25 144:19 162:15
\iz:zz rct13
Directions
U)141112Directly
t4l 17:2 108:5 116:21 161:19
Dirt
11) 126t24
Disappears
Disappointed
12173i14 74'.14
Disbursed
lll 154:r8
Discern
I'11148:'17
Discharge
I1l62:18Discharqing
l1l12:18
bisclosed
I1l'154:4Disclosure
t1l 151:17
Disconnect
Ill 186:20
14613 2241.4.1A 1415 24 16 5-6
i7 5 1c 18:9 20 13 28.9 34 18 36.4,
'10.1 1.13 16.18 22 37 4 7 38 18 40
20 42:6.12 85:8 90:8 91 12 92:14
93:1 99:7 100:23.25 102:'16103:24
117 12,14 118:2 124:1a 125:2 5
146:7
Edge
[2]66:1 95:14
Effect
12)62:11 1'13:15
Effective
11165:5Effects
11l4:8
Efficient
[2j 39:13165 2
Effort
l3l 31:16117 6139:r8
Egress
t1187:2Eioht
IolSt,tg 8e.8 rte,to trz,z tgo.tz
18
EIS
[2] 4:9 36117
Either
l171 12:T 6 25:18 30 5 35I54 4 71-
b 72r13 89:17 91 6100.1 '103 16
124:4 138.9 14023 147:24 182.21
186:18
Element
l7l4:2091 14.2116:5 32 11 82 13
116:12
Elements
t12) 4.17 I 1 9.7 1:.2 T 3 19 16 6 17
s.,b.z cl.zt 46 11 90:8 130 16
Elevation
I3128:1959:11121.17Elevations
11l 4'1 :17
Eliminate
[1] 146:19
Elmo
[1]23:10
Elsewhere
[1] 96:19
Emeroencv
nor 14:9-84:23i5 10.25 86 5 87 B
b5 b r31 16 137 8138 '4
Employed
11) 292
Employees
[1] 147 16
EmpV
l1l 102:5
Ehcouraged
11125..1
Eircumbered
I1l 73:23
End
Pl1A:7 14 11,1820.4 24.2 27.2
2s za.z.zt,zz 3t tt 56 1o 65.24 86
10 94 20 111 15136.T3 145:12 161
20 167 15184..20
End-usars
['1] 161:20
Endanger
[1] 114:23
Ended
[1]86:12Ending
1117 1
Ends
12) 143:13 162.5
E nforcer
{11 167:9
Engaged
[4] 35 5.14-15 94.23
,11 105:'15
biastlcally
11159:10
Drawing
[1] 108:2
Drive
(51 loo 3 114.4 135 19 138 17 158
2A
Drive-in
l1l13s:19Driven
11) 172'.23
Drives
11l 113:25
Drivewav
[8] 7:5 19:2i 130:14 131.2,22148
25 151:11
Drivewavs
I111 7:3-4 1i:1 19 25 39:24 '130 9
\3i t5 165:24 166:9,13 167:2
Dwellinqs
f/l 5:3,7,1819:5.12180 17 185 7
,9 52:17
Drop
[3] 81:l 1
Du al
[1] 138:3
Due
1 15:14
170:1 184i11
Oown-sized
111 t33.22
Oown-sizing
1111O2:5
bbwn hill
E
I2l 128:13154 14
Eirthwork
8),!tr\;lo
.','" 125:t 12'14
Easement
[3]2r16 26:5 168:23
Easements
17) 3.7 ,11 4 18 13 10 21',24
21
I4l 111.16 135:23 25
Eistbound
168:18,
Easily
[1] 31:2s
East
11) 17 t23
Easy
12) 113:25170:11
Eaten
l1l 96:9
[2] 38:20 156:21
Experience
121 144:23174:14
Eipert
l1194:21
Elpertise
I2l 153117 162'.8
Exolain
lll dr s tog,zs 175:11 176:7
Explaining
111164122
Eiplains
I11 167:8
E'xplanation
111 124'.23
Elplicit
[1] 30:4
Explore
[1] 93:14
Exposure
l2l 137111,20
Express
I1l 55:5
Eloressed
l3l ioz't+ ttt,6 t63,to
Expressing
t1l 35.18
Extend
ll1l 65.12 22 66:5 85 16 1a3'25
i4,i 1t ta5 5.11.17 174 6
Extended
I8l 34:12 35i16 43 5 65 23'24 144
2i t7s.zt-22
Extendlng
I5l 6{ 20 11 1:10 144:2,5 173:14
Extends
J2i 66i9,15
Extension
I10159:18 64r13 65:19 66:17 143:
\a \ql:t tts 13-14,16,23
Extensions
l1l 144125
Extensive
[6] 36:11 41:10 93:10 96.12100:22
Extent
12) 28:5 137:24
Exterior
[2] 130:13 172r11
Extra
l3l 1 1 1'.22 1 7 3.1O \t 7 :6
Extraord inarY
[1] 16s:5
Extreme
r2l 162:18-19
Ei<tremely
[2] 163:25 165:2
Extremes
[1] 162:6
Eve
Bi azts as,tq tz,zz
64
s
F
18 T45:6
Factor
[6] 31rr6135:8 1s2 7-8 165 6 r8s
12
Factors
l7l 5:25 6:6 60.16 164:18 180:4 15.
24
Fail
t2l54i16,19
Failed
l7l 111 :13,17 1 12:13 1 13112 1 17 t22
241181
Failing
[1] 159:7
Fair
I2l45:14 152'.1
Fairly
[1] 155:25
Fall
11115:aFamiliar
I1l 81 22
Families
[5] 98r3-4,25 102i6 134:17
Familv
1321 15:i.12 24 19,24 27:19 i1t5,9'
i o 33:2.4 38.16 39:10 43:15 48 13
51 :22 531 735 7 4:2A'21 1a2:3 10
125:11 128:12 131:13 133:21 148:
1O 166:8.15172:12,16 175:20 179:
11
Fantastic
Ul 170:20
Far
I121 8:3 13:16 2a 16 34:5 52.2a 105
'12'146 B 147 .5 1 49 -3 157 .22 11 2 .2
5
Farm
t12t 5.13 45 2 50 I6,20.25 5I 55i
b sb.rt sz tz-t: zt.z
Farming
lll 51r12
Farms
I1ls6:12
Fashion
[1] 166:18
Fast
[2] 115i21 116:6
Faster
[1134:5
Feasibility
11) 6? :4
Feasible
[2]3s:13165 2
Feature
I2l 25 10 8013
Features
lq 2A25 25:5 29tS 3A25 42:17 82:7
Federal
[1]89:14
Fee
[3] 30:4 82:25
Feed
l1l ,l31:1s
Feedback
[5i 34:16,20 35:6,21 36:5
Feeds
[1]E6:14Feet
1561 14:12 15.2-5 1A 1616221t 26
z zi z zat.l.zz,zs lo ts tg zt I t
19.21 40:9 45:25 68:17 ,21 69:12,15
7A 2 2272 6 75tg 77:13 15 22'23
7c 1 5 8O:2 84 I 15.17 116.22 ' 18
23 126i19133r1 138:18-'19 139:3
1Y:15 155:23 160:12,14,18.20
Felt
8:8 s:5 16:23 34:8 39rB 41:5 46
:12 98:22 133:21 136 22 142
a ct
i13l187
[1]61:21Facility
[1] 147:6
Facing
acl ies
Everyday
[3] 85:8 86:2 101:13
Evolved
121 4314 18/'115
Exact
131 1911 1 127 :17 172124
E'xactlv
111r 67:25 71:5 75 24 80:11 95 19
i27:2.9 156 8 170 14 17225182:19
Exceed
11165:8
Eiceeding
[1] 39:16
Exceeds
121 41 :3 90112
Exception
I1l5S:21
E'xcessive
[1] 156:1
Exchanging
I1140:4Excited
12182:23162:14Excuse
161 5:s 13:10 19i8 52:10 91:18 92:8
Exercise
12)74.18152.23Exist
14131'.12 66i16 121:23 141'.25
Existino
Igl3:7 40;23 59:9 75:6 95:17 107:
){ 108:10128:5157:17
Exists
[4129:19 62:25 108:8 168:18
EXll
lI 84:23,25 Es:s 86:1,5-6 11'1:'19
Exits
[1] 65:7
Expand
12111i17 186:19
Expanding
[1] 153:23
Expanse
[1] 79 18
Exoect
Il0l'6:1 60:17 63:4 E7:6 92:17 131:
)1 i3s:12 137:3 t64:19 160:5
Establish
tlt't51:7
ELtautished
[1]89:5
Establishing
l3l32:24 38:10,'12
Estate
[3] 46:$6 170:21
Estimate
11114:12
E'stimated
t2l72i7 107:20
Estimation
[3] 7E:3 88:7 152:8
Et
121 4617 154t20
Evaluate
[1] 159:3
Evaluated
11) 42:25
Evenino
11712f.fi21 3 5 4:2a 6:16 8:2I2
\3.4j5221244:13 52121 92.21 114
7 117i413116
Y, ,0,,r. ',rr,,,',rn,
Event
[2] 12:'16 96:9
Events
EL5;L,"rr
16162:14 10f:
15169:'14
[1]125:18Engineering
161 10:16 36:24 67:5 92:23 108:9
127..4
Engineers
t121 9:25 10:1.T9 12:10 15:18,2O,23,
25 3A:22 40115 124:16 15612
Enhance
[6] 5:24 27:7 31:3 60:15164:17 1801
2
Enhanced
[2] 35:19125:9
Enhancing
I11 26:6
Ehjoyeo
[1] 80:6
Enj oyment
[3] 11:'18173:18
Ensure
12 1212,5
Enter
12) A322 11215
Enticed
11) 102124
Entire
t131 27:15 53i7 55:13 69:8 E2:10'126117 153i14,16,24 155:1 1 165:1
172120 175'.24
Entirely
11) 1s412
Entitv
I5l321i1 53:25 129i2 150:16 15'1:7
Entrance
[4] 85:5,25 138:'12 140:'10
Entrances
[1] 85 7
Enumerate
11114412
Envelopes
[1134:15Environment
[4] 101:2'119:18 121:B 170:19
Environmental
f1613:23 4:7 10 4.25 11:16 36:9 37:
a 42'.13 62:17 122tE 123:23125:3
137:24 183:25 184:19 185:18
EnvironmentallY
lll'129t4Envision
[1] 50:9
Eoual
[S]'33,t0 3g,ZZ Ot,ZO 1O1.7 18712
Eq uates
13l 30:17 40:8 88:'14
ililuating
l1l7s122
Equation
I3l 53:9 98:17 165:22
Era
['1] 184:9
Eric's
[1] 102:18
Erik
[4] 71:5 95:3,6 183:15
Erosion
[5] 26:4 96:8,22 180:19185:9
Error
11l 18615
Escape
11) 87:7
Especially
[6] io:13 12:11 17:2 82118 9a112
113:22
Essentially
neer
:1A 12.21 26.8 83t17 92:19,
:1 127:5 152:4 158125
neer's
1416 29125 52t25 68.16 72'.12 96
0I
I
t7)
Eng
Future
[5] 9:20 64:1S 65:5106:17169:1
G
Green
11ot512 14 25.13 80 22 81 20 83
\o,i2 at:zs 'tt c.t5.zl
Grid
11l 176:10
Gross
[10] 5:8 15:15 69:21 70.2.6.72371
11 76.8
Ground
[31130:11131725Groundwater
[2] 180:20 185.10
Grouo
I7199:1'6 146:8 147:6,15 148 6,17
149i4
Grow
12) 10912 113.24
Growth
12181:23109.4
Guess
l3A1 20:22 23 11 44 9 49 I 52 4 75
i1 ho,r2 M 13 90 51oo.2o r03.9
107:9 117:8 10 118:25 129r12136
21 141.18 146.5 149 9152.4 153:9
156 1 157:20 159 20 162 19 163 3
171:15175:13 178 17-18181:13 23
183 15.19 184 8 188 4.9
Guide
lq 4A 12 76:25 77 I 18't 2
Guided
12) 47:1a aA2
Guidelines
[1]70:10Gull
[3] 135:23,25 136 7
Guy
[3] 86 11 97:2 105 5
Guvs
tzls'3.2r se.r z 164 4-5177.4.6183
4
H
[1]97:9
Hair
[1]79 1
Half
l21l 12115 21 .22 25 2A 30 21 32 ?
5o:i 38,r z 29. t z ao z. t 8 8z z2 ea.
3,14 98 16 101 6 113:16127 19'20
152:10 16'1:8 173:4
Hall
[1]34r12
Hallards
12165 7 ,12
Haller
[1]61:2a
Hand
11)142:15
Handful
11]l't42.13
Handicappedlrl 148 2l
Handing
111142:13
i-l'andle
[3] 86:1 142:17 150:11
Handled
[1] 151:14
Handles
I1l 166:2
Handling
[1]84:1
Hang
11) 171:2
Hanson
19144:13 46 24 155 20 1s6 10160
'4 11 .22 16',t 3
Happy
a
J3l 12:15 29:4 84:5
Gardens
l5l 811 1,16 41 1 5 79:23 17 4.17
Geared
11l 98:2
Gee
l1j 153:20
General
[5] 85:4 100 16 162.24't70:19171:
13
Generally
15)2.2215:22 40:15 97.11 14
Generate
ll l 106 23
b'eneration
r2t 17.9 117.16
b'entleman
[1] 131:1
Gentlemen
[1197:3
George
12) 11Oi25114:11
Given
16126:'19 34:24 100r10,12 120:'13
181:13
Glare
14) 171 10A:7 115:12,18
Glasses
l1) 9714
Goal
l2l 13.1 144:18
Goals
l7l6:117:2211:10 24 37 :21 39:317
Gonzales
I3l 110:24-25113:8
Gbverned
r3t 130.3 151.2-3
Gbverning
l4l32:10,25 151:16,22
Governmental
[1] 104:15
Gracious
[1] 112.4
Grade
13) 28:22 91:3 128t5
Gradino
I151 8.21 1-B:19 26.i6 392592-59a
i8 b6:10 r 18:19 1258'26:2127
11 152 12 156 12 180 19 185 9
Grant
I1l 161 :10
Granted
l4l 93 16 98:8 19 112:9
Graphics
[4] 2:19 8:5 23:25
Grass
[1] 130:1s
Gravity
[1] 181:13
Gray
l1l 113:1E
G'reat
111193:25 96:21 99t23-24 102:12
\ 5i :12 1 63 2 1647 17 1 10' 1 2
Greater
l1$ 26 .2.25 27 t2 25 2a:3 3B:12: 3
16 41-5 122:5 127 14 128:16152
a NS
6
n
e
ES
lll 96:5
Garag
(11 19:21
Garag
[1]174 1
Garde
181:14
Follow-up
I81 67:18 78:8 90:16 108:17 12918
i is:14 149:'t8164:12
Following
['1] 11:'10
Follows
l1l124112Foot
121130:22 32:3 46:6-7 69I72..5.14
i 3124 7B:5.19 7915 a5:24 '127:15,
19-21 128JA-19 129 24 133:3 134'.
19
Forbid
11i, 55123
Forced
12) 29tO 145:7
Forces
I1l 100:1
Fbreseeable
[2] 64:19 65:5
Forever
[1] 145:18
Forget
l2l 52:16 56:18
Form
12) 24:12 182:8
F ort
[1] 119:12
Forth
1181 32:'10,21 33:7 46:12 4718,12 521i 8i:2 91:15 95:9 96:17 97:14-15
117:15 150:17,19 166:6 167:19
Forward
I171 9:24 13:13 18:3'19:7,14 55:1I
\16:18.20 111.5 115:7 117:1 123:
17 12915 145.24 156:4 157:3 170 8
Four
t11l 3:20 36:3.10 44:18 64:6,9 119:
23 i69:23 170:16 181:8
Four-way
[3] 109:1,5 113120
Frame
131 143:24 144121 172.4
Fiamework
13) 25122 69:14 187.14
Frankly
l4l26112 53'.23 162113 163:2
Freestanding
[1] 166:23
Fre€wav
rgt 9:23 16:14 5s:9 93.24 94.5 95ii 113:11 134:20 139.24
Frequency
[1]99:15
Friday
U1111124Friends
111157124
Front
l2l 157 :15 162:14
Frontage
[1] 29:3
Fronts
11) 4121
Frustrating
l1l99:23Frustration
[1] 163r16
Full
I7l 101:17,19 ,l02:3 151:17 161:19
163:8 172:19
Fully
11) 176112
Fun
[1] BOi20
Function
I1l 166:14
Firnds
[1] 119:14
Fences
I1l 119:7
Fencing
lll 174.19
Few
ld 43:24 419117:1O 124:6 147i14
155:19 162.9 173 3
Fewer
l2l 42tO 149.13
Field
l2l65j0 122:15
Figure
11l 147:15.
Flgured
[1]98:9
FiII
f2l31:23 136:13
Fitter
11) 12'.17
Final
15120 2 35:8 84:12 167:18184:16
Finalizinq
lll19:16Financially
[11s6:21Findinos
l181 33:23-37:7 107:16 125:4 154:
i8 i78:17.19 181:7.10,19 182.1,17-
'18'183:16,22 186:3,7,17
Fine
13170:20 139:24 111:2
Finished
Ill2's . .Frnrsnrng
[1] 183i17
Fire
15) 34'j2 42].4 97 t2 98113 1 58114
First
1191 5i23 12.15.2216i4,14 19:13 24:
i8 25.9 45:18 52:20 60:3 70i13 95:
1 136:20 147:5.25 1U:23171:25
177:20
Fish
l2O1 3:1 .2 6:25 8118 12: 1 I 1 3:2 1 4:6,
\e eo:25 5l:zl ss,z sa:1 1 73:1 9 87:
15 95:13 1 17 :7 1 19.15 137 :4,21
138:1
Fit
IEI 13.20 5014 77115 120124 121'.2
111:21 187'.2
Five
I11l 8:15 22:12 35:10 62:12 67t8 6Ei
\ a?i fi4'.4109:1.4 169:23
Fix
I2l96:14 103:1
Flat
Ill53:'14
Focused
[1] 63:19
Folks
l2l 4s:1s
Follow
[11) 24:14-'15 47:17 95:19 116:13
ence
tll
FI
lll
FI
t1t
FI
I1i
FI
I1I
FI
tll
FI
t3l
FI
120'.1
exibility
145:8
ipside
141:23
oated
97:6
ock
121.2
oor
110r17
ow
65:16 98:7'121:11
ows
t
[2] 126:13.18
Hurney
[1]'17:11
undreds
I
I53l 9.10 23 20 24 17 58:13 7 7.16
h3 b 87:14 89:6.17 99:1.8 103.14
lO5:14 106:15 108:18.20 1 10r1 1
111:2 113:10.18,22 115:5 121:15
124117 13223'24 136i13 138:24
139-1 7 14-21 140.1.3141:3,12 149
2 157.1 1 158:2 161 :15 162:1 164.3
1ffi,22167:5 168t5 171:11 177 .24
183:3-4.9-10 184:3 187:25
lnch
14) 12:22 23 161:6
lnches
[3] 12 16126 16 161:9
lncident
111141 10
lnclude
I9l 3 5 6:23 13 23 69 8 87.24 92 3
i50 1B-19 r51 23
lncluded
11315:21 6:1010:23 11.4 17 4 614
21ia:4 2o:3 21 I89:22 91:21
lncludes
I9l 11:1 87 22 88.1.4-5 89.16,18
173 3174.10
lncludino
18l5.5 7.8 1i 14 18123 34:22 41:15
105:18 130:2'l
nconsistencies
lnconsistent
l2l 50 15 17
lncorporate
131 24 23 31 1 69 15
iricorporated
[1]36:8
lncrease
I9l 17.16 40:2 11422124 21.23
\i5:2s 127.11 152.21 159 t2
lncreased
lgl 17 10 25.23 26:22 40 17 1257'8
14 126.23 127 7
lncreasing
11138:9
lndependent
I2l43 7 1O4 21
independentlY
t1138 2
lndian
[21 ]42 18 1s3 l0
lnd icate
e) 1Oa:23126.1
lndicated
[1] 107:6
lndicates
l1j 57.22
lndicating
I29l 7:1.5.8-'10 8:7,14 19,23 14 10
io:io.ts+g tt 76:7 79:8.'1181 8,
2A 82'5-6 15 AA10 117 .21 127 25
'128:1,6 137:'10 154:7 160:13
lndividual
1131 35:3 54:13 55 7 129 17 1301G
i r.is t3c:l-4 173 17 174 13175
{?ii;ilJL'
Illi,i,li i."
[5] 41:15 71r19 84:5,18 126i3
lnfluence
[1] 159:'17
lnfluenced
[1]35:1S
lnformation
v
2 167 13
ndividuals
3) a2t2A 146.2
87 15
nau e
23183:24
lndividuall
19139.14 48:22.25ii i79 rc 1e6 I 1
Yo:2a 52 5 r63
1)77 21
nconsistenc
l3l 82118 162 2 169:12
identified
Ilol 26:5 33:7 36:10 39.5 43:14 78
B B'3:4 91:17 153:18 166.10
ldentifies
I4l 45:24 5l:18-19 89:23
ldentify
13) 33:12 124 20 125:7
ldentity
lll123:22
lt
1l89r8
maolne
d z.Za sq zt ot 7 154.22 171 2
mmediate
1) 158:21
mpacts
41 37 6 125 1.6 135 11
mpervlous
2l 68 23 25
mplement
1129:5
mplementation
1l 96:11
ri,plemented
3j 26:3 29.13 80.23
mplementing
1l 38:13
rirplication
1l 59:25
mplies
11 187:4
I38:18 42:12,14 48
mportance
1l 36:20
rhoortant
17i 3.14.16 4:20 8:1,25I7 10:23
1:i5 14 2 16:5 18 7 25 14 46-8 55
6 57 2 737 1E4:1
mpression
11 97:20 .mpresSrve
12"
ilr si
ly
24[2] '104:18
lmpact
1261 36:9 3
11 10',1 15.
7
1123:1
mmediate
7:4.
21 104:10- 11 11917,19,
122:17 12420
37:5 1428177.9
u s trate
154:16- 17
S
1184r0
11) 223
ldea
131162:24 171
ldeal
{11 49r15
ldeas
1
al
0:10
5,17,19,22 121
125.3 1271161
lmpacted
12) 261a 34:23
lmprove
12) E1125 8312
lmproves
l2l 12tO 16A'.25
irirproving
I1138:9
ln-fill
11l 136:13
1l 181:23{94
12111:l5 rS:19
History
[3] 3:13 4:1 89:2
Hit
[2] 63:16 156:23
Hitting
12164:15 116:9
Hielle
u'at sg,e-z zo:t.9.20 86.l-s 93.t t.
is.2o g6:zs gz:t gg:z,g 1oo:25 104
24 113:6-7 132122-23133 9 138:21-
22 139:1.14 14110 147:25 flA:2,
15-16 161:22-23'162:18 163:5 164:
3 178:14-15 182:19-21 183:1 187:
1&19188:1
Hjelle's
12) 92:25 158 7
Hobbling
1111a212
Holding
[2]56:13123:12
Hole
I1l1s3:21
Home
I18l 15 7 16i19 24:24 28:1 31 18 32:
i 37:1 38:16 132:4 133:21 146:8,23
147:.6,15148:11 172:12
Homeowners
t2113012.16
Hbmeowners'
l7l 327,14 JA.24 67 :9 151 : 1 6 166:6
Homes
l34l 151121713 27 19,22 28:4,12'13
\B.zt.2a zo t3,tt zt:25 33:3-a 36
l&.17 39.7 41:'!9 53:1 54:1 79:20
101:18 122:20'134:4 148:6,17 149:
4 16618,15 172.23 17 5:21 1?6:2
183.24
Honest
t1167:6
Honestly
[1] 139r19
Honor
l2l 139124 16't.2
Hooks
lll 136:1
HoDe
101 zi r s ll t z sr 5 147.14 165 16
Hoped
l1l 16:20
Hopefully
[5] 3:15 22:17 39:1 94:4-5
Horn
16) 97:3 100:1s 101:9 124:15,24
Horrible
[1] 113:13
Horse
n) 1a722
Hospital
[1] 138i12
Hour
I1l 169:23
Hours
12) 148114 lAtB
House
111) 16.23 28i17 30 19 31:23 54 13
br,b roa:s tle:zs tot,zo toa I
170:15
Households
{1135:16
Houses
JlOI53:20 75:1-2.E 80:13 87:1 107:
7 172:1 173:9-10
Housino
I17t 3t2o 411 6112 7112 40',.2 4212
b1:'3,7 97:8 98:t 101:1 1M:2,5,8
126:25179t21
Huge
storical
[5]32:21 153:4 165:14 177:5 '185:19
Harder
l1l74:8Hauling
I2lS7:13 139:17
Heading
[1] 16:18
Headliqht
[4] 17:1 108:7 115:12,18
Headlights
[1] 16:17
Headway
['1]96:21
Health
I3l 134t21,23 14217
Hear
l5l'l 15:17 I 16:9.17 158:1 168:'l
Heard
lsl 75:14-15 '100:14 112:25118:16
\i1:7 144:s i7s.s 1aot2s
Hearing
I11135:2.8,11 91:14 101:9 118:13-
\ai34,617?'19 i78:19
Hearings
12134:14.17
Heaven
[2] 55:23 80:5
Heavily
l',) 81..21
Heavy
lll13i2
Height
[3] 160:9,11,14
Heiohts
lsl rdE zz.to 75,2 es:ro tto:25
Held
?l 1m:13 175'.25
Helo
nlt d..rc 24'.'t6 2s:4 zgis 62:4 8111
bs:ig gz:zt 98:20 'to2:13 103 1
180:'191E5:9
Helped
[1] 56:21
Helpful
[1] 186.18
Helps
ld a6'.23 787 79:18 98 I 161 2l
Hence
I3l 37:6 125:4 186:5
Henry
I19l2:12 6:23 14:1816:8.10.13 29:
b 4b:23 7l:14 86:11 87:1 1,13 107:5.
21 108:10'115:22 158:9,11
Hicheck
[1] s6:19
Hide
rI 121:3
Hioh
t t oitz:rz ll:s sg:l6 65: l 122:t1
i 35:7 139:5 157:6165:'14 175:19
High-density
[1] 175:19
Higher
[5]59:15 60:6 63:14 94:8 139:25
Highest
11) 16Ot'12
Highland
l1l28t11Highlighted
11)2:23
Highway
m 28.23.25 1 05:20 1 06:3 109:1 8
110:2 171:19
Hills
IU
Hi
ard
122:2
ghlight
184:3 185:3,16186:1
Juggling
[1]83r1July
I3la:3-4,1sJump
11) 62.7
June
l1l4.2Jurisdiction
[2] 109:19 110:7
Jury
l1l 131:21
Justlfication
{1 40r18
l3l28r25 82:169318
lntroduced
[3] 2:20 3:3 4:'16
lnvaslve
[1] 183:24
lnventory
ill 18:11
lnvest
121 .20 83:5
lnvestment
t1l64:12lnvolve
11) 29:24
lnvolved
llol 14:4 24:6-7 46.25 53.15 65:2
7:,ir rog:t5 tlo zs ta.l ts
lnvolvement
[1]32:23lnvolves
13) 3:4 29:20 68,22
lnvolving
[1] 29:'19
lrrelative
11l 1s7:8
lsolated
[1]41:19lssuance
11) a2:1
lssue
I44l 29 15 50:2 60:10 65 3 67 16 68
b ob g as:r.t g 9z to loo.E 102 11
106 6 107.6.18 112 7 1 13 19 120.
12.16 124-14 131 9134 2,15.22-23
136 15 23 139 4 140 11 157 9.12
158:19 159:18165111 167:6.24 168
22 169:1 4.17,19 17 7 :17 1 85:11
lssues
13018:22 16 1 41:2 59:3 84:18 9'l:
i7 ioo:r1.16 103:12 106:19,21 '13'1
20 132:6 133:24 140:16 142:3,7 ,11
148:19 150:18,22 167:23 169116
1TI :8-9.1 1 - 1 2 18314 1 U..23
Item
[612.8,10 21:21,25 29:11 36:19
Items
l5l2:7 ,13 13t15 27:11 '187:25
Itself
{5j 119:18,21 121:4 '186:9
:4
ntersects
1l '111:15
nterstate
J
[2] 106:9
Kathy
l2l 108.15185:2
Kathy's
[1] 140:9
KeeD
r71 1ob:l 115:15 121:2a M2.23153
2i 1s5:20 15gt2o
Keeping
[1] 39:7
Keeps
11l 166:13
Ken
117125:2 26:15 33 1.25 35:2 36:18
irs 1r gs:t toz:t 107 11.16 135 15
137.7 .22 143:22 166:21 114 2
Kenwood
[1] 136:a
Keot
1l; izo,l roo 17 r84 16 187 ro
Key
12147:4107..15
Kids
l3l 97:13 98:25 102 4
Kimlev
141 gt t3 i 01 :g 12415,24
kimlev-Horn
161 36:25-97:3 101'.9 12115 24
Kind
I49l 30:15 45:10.'16 52:11 66:'19 67:
)r bg:a 69:'10 7l: t 5 75:20 77'.20 78:
16 87:4.7 88:7 90:21 95:18 97:3,6,
10 25 99:3 100:7.16 103:20 108 10
109,25 11317 127 4 129 1 137:2
tla:23 tsg:z ts,ta 14T 14 148 23
152 16'153:11 162 4-5 11 164 I
rsg.g tzr : 173 6 175 12 176 23
Kinds
l5l 5O4 7 4:7 7 6 23 137 :2 1aA'18
Kinnard
[2] 138:8
Knocking
ng
{111
Kn g
47[5] 4s:1,
Know ge
10
324
ow n
4 :20553-
e d
0 53
a-c
L
?5 g A2:24 83 1.3589 18]E
111 I 118 12.24 13I g r 32 l. 135
10 165:9 175:2'1 17917 '.e1 2
Landowner
[2) 6ar16 13s 9
Landowners
[3] 44:18 45:5 129:3
Lands
fll T',l:13
Lindscaping
13)29 4 41 16 123125
Lane
11712:136-.2314 19'16.8 1013 17
iz.2q tg:1 293 qo.23 t t:t q go t't
87:11 1O7:21 108:10 138 4
Lanes
lal 93 4 9a:5 138 a g
Language
l4l 10 23 11 5-6 33 21
Laptop
l1l58:22Laroe
rrst z-,a tt ez \a:2j7 18,2117
zlig tE tot:zq 126 15150 18 159i
16 180:17185:7
Laroer
rrqr:1r s,tg t5 to 3t 2l +o l tt
bs:iz 80:6.r z a:.t s r 34:10 159 22
183:23 1E5:13
Largest
[1]E0:2
Laser
[1] 81:4
Last
I13l 14 11 20 7 54 155522t'.Aai
iC:11 117 11 1r82r 136 r7144
14 154:6 170:6
Last-minute
[1] 170:6
Latest
l1l 20r11
Law
11) 143:14
Laws
[1] 151:17
Lawyers
l'rj45:8
Lav
I3l 5I 14.3 169.1s
Layout
I3l a0:11 66:1a 85 5
Lead
13)67:1 84:'18 106:23
Lead-in
I1167:1
Learn
l1) 77 18
Learned
[1] 161:23
Least
t1s,L 3'.14 19 20 20 22 22 11 A 1 14
'5a.2.14 6t:23 6s,t 78:15 10613
144:'18146:18 170.7 184 18
Leave
[6] 56:'13,19 62:8 84:17 1 18:19'181
Leaves
12) 32t17 620
Leaving
[1)11613Left
t12t 17-24 27 6 5614.17 6',1.8 68 Iit zt tz.atq 2 97 21 \1522 111
11
Left-turn
11) 17 124
Leg
11134:7
Legacy
1112:11
Laid
[1] 30:5
Lake
12123t9146'.24Land
1671 4122.24 6'.11 7 16 11 11 21 14
:l20:6 25:12 29:E-9,1E 30:1,6-7,9
37.15.20 38i11 40i4 41 .7 42.4,10
a3 12 44'12 45:16.19 4614,22 4E.7
494 52124 56.1 ,8.24 62122 63121
Il j 1'r0.3
January
l1l161.24
Jewels
[1] 146:24
Job
l5'127.15 15a:2 163.20 164122171:
10
Joe
tlOl 120:8 130:25 131:5,8,11-12,18.
24
Joes
[7] 120:6 130:25 ,31:14 133:17134
24150:23
John
l2l 100119 124:15
Judge
11) 55:22
Judging
11) 141t?4
Juenemann
t38l 83:7-8 84:4 88:19-20 90:17 99:
i.6'106:s6.t2'to7:4 108:17 1 14:2
1'16:19 136:10-1'1 138:2'!60:6-7,9
161:1 166:20-21 167:5.20 168:24
a
15) 38:20 1A0I2 tfi :1A I 7 2:22 17 5
lnfringe
l1l27'.24lnitial
161 38:20 44:14,16 46:25 101iA 1271
24
lnner
[1181:15
ln ner-connectivity
I1182:8
irinovative
11175125lnput
I2l85:17 162:2
lnside
Ill 63:2
lnsisted
[1] 157:6
lnstallation
11l6:7Installed
11161:22
lristalling
[1] 64:16
lnstead
13172.5 80:4 122:24
lnsurance
[1] 158:13
lntact
11) 127:23
lntegrate
11) 29'.22
Integrated
I2l 25 10 43.16
lntegrating
11) 2420
lntend
l1l74:12
lntended
I2l 5612 74113
lntends
l3l 60:i4 1 :'16 180:2
Intent
1141 5:22 9'.7 39:1574117 123t11,18
i4i:25 164:15 165:6 178,,22179:10
'180:1,9
lnterceptor
l2l 62125 65,25
Interceptors
11) 62:25
lnterest
Fl2A:24 42:1615A.2
interested
12)7115 82125
interesting
t3130:20 153:20 '164:9
lnterests
13)7:25 37'.18 42'.9
lnteriorl1,lazl1
lnterject
[2]51:4 79:13
lnterpret
[1] 117:19
lnterpretation
[1] 141:19
lnterpreting
1117315
iriterrupted
I1l 174:19
lntersection
I23l 100:1 102:14.'19 103:1.5 104:
ig.ig ros:: too:tz 107113,15,21.
25 108119,22 111t14,17 112:14,2o
1 13:20 115:13 1'16:5 159:10
lntersections
n frastructure
K
I
l
I
{61 40:14 60:20 179:21 180:9,18
185:8
Lower
[7] 28:22 3S:9 46:18 5S:15 60:4 86:
16 139:16
Lowered
[1] S8:8
Lucky
I2l86:11 93r17
M
60:23 65:16142:16
aps
2:1916:11 49.2
arket
t231 2:18 3:3 23:6 48:23 52:19 58:
iabs:18 7o:13 76:1 78.17 79.4 ag
11 92:12 105'.7 111:1 130:5135:21
143.12 14612 148:9 166:25 174:3
'181:12
Mailed
l2l34115 3512
Mailing
l1l 35:16
Mailings
[1]35:3
Main
l1l48rg
Maintain
161 11112 27:9 54r18 81:7 129:1 175
Maintained
I8l 38:19 54:17 61.22 80.7 130:20
i50:g 167:3 179.13
Maintaining
l1l32122Maintenance
ISI 32:11.21 E3:24 130:13150 12
\6e .6,tt ttz:z.tz
Maior
I8t 1tj25 31 16 4i 2.16 101 4 133 I
ii7rr 1 r6a 13
Maioritv
ll t'z a, zd ft 35 ,5 17 88 I 126 19
148-.11
Makeup
12) 11a:12 134:17
Man
I1l183:16Manage
I2l 83:21 150:15
Managed
l1l3B:19
Manaoement
t8132i5622 A3:24 150 12 1s1 13
i ri6:19 161i4 166.5
I1189r14
Mandatory
{1136:16Manner
[6] 28:14.16 52:1,7 80:8 176:3
Mao
l191'4:24 5:1.4 7:17 .2O 1625 17'.25
49:i.3.6.22 58:15,18 63:9 107:12.
16 127 :g 137 :22 '156:8
Maple
l1l 149:1'1
Maolewood
145:l'1:6 2:2-23 4:23 5117 614 7'.12\'t'i tz:s i3.1t 23:t2 2a:22 25:t l,
1&17 26:11 35:17 43:1E 53:13 60:
14 61:1.6,9 62:1 63:2 65:11 60:9 E9:
15111i'l 113:3 114:4 117:18122'9
123:23 1 57'.22,24 1A4.16 17 6120,22
17A..23 17 9.21 1 80:2,8.1 3 184:12
Maplewood's
I1l
M
i3l
M
M anager
111:4
andate
am
11) 23.22
Literally
[2] 153 15 154 24
Live
l12l 6'1:2415.2 110:25 114 g 115
io.iq tro.tl t:r z t s7.22,24 $a:
Lived
l2l 170:13184:9
Lives
I1l157:25
Living
I2199:16 134:3
Located
1111 2:22 1 07 :7 1 1 A:2 1 7 9:12
Location
12117:1 10:7.12 40:5 81:21 100:9,
\2 io',2 1zz 16.25 134:18 135:2,6,
13 142:19.21 153:20 1648170:16,
18 177:8
Locations
Ql A2:9 158:12
Logic
12) 116:13176:24
Long-term
12147:3 65:5
LONGRIE
114112:1 22120.?5 13:23 44:8,2O 47:
i6 4O:21 51:9 52:E 53:10 57:4,10,
13 58:21 66:19 67:17 68:4 69:2,5
71:3 7 5:12 7 6:3,5,12,19 77:17 ,25
7At7 .20,23 7€:12 AO10 ,2O A1'.2 83:
7 84:3,20 86:4 87:19 88:18 89:10
90 15 91i5 92:20 94:15,25 96:25
102:17 106:5'107:3 108:'13 109:8,
12 110:12 113:-5 114.5,25 115:6,24
116 1.25 1191 121:3,A 125:21 126'.
10.23127:8 128:9 129 7 ,11,21.25
130.18,23 132.15,20 133:13 135:16
136:10 138 21 139.'13 140 6 141:15
143:8.19 144.6 145]2.24 147'.3,23
'148:4.1 5 14918,17 156:6 159:25
16A:7 .21 161:12,22162:17 16/.:11
165:18'166i20 169:6 170:5 172:7
17 3:2.20 17 4 1 4 ,21 17 515 17 6:7 ,14
177 1.15,19 178:7,9.11,14,16 182:3,
13.16.25 1 A3:7,1 0,13,17 18.4'.2,22
185:21 186:2 187:17 .20,23 1AA:3,8
Look
t49127'.14.25 2Bt1 29:15 30:18,20
3316.20,22 45:17 -18 49125 50'.2-3
51:6 52i5 55:25 58:23 61:2 62'.12
67:7 68:12 69114 70:4 71:23 80:19,
21 82:2 84:13 85:13 88:21 99:'18,20
101:11 102:8106:13'14 119:8 120:
21 131:25137:4 141:6 147,'20 155'.
17 159111 167.22171:15 174:1 183:
5
Looked
1251 4:15 15:827 23 2818 58:1-2.
iq h::s zz sl 1 70 16 75 20 61 15
82 10 84 12 90:8 101:12 105:21
124116-17 136:25 15822,24 159:1
170:16
Looklng
l44l 2:14 9:18 44110 47 t2A.24 48113 ,
\ s-49.22 u:22 s6112 57:14.I 8 58:4
59:1 63:10,20 69:19 76:13,2278i9,
11,24-25 79:6 80:12 99:3 107:11
108i4 112:15 118:10 127:18'131:4
139:3 152:19 164:10 170i'15 171:9
172:19 173:E,23 178:'19.20 181:3
185:13
Looks
[5] 70:6 83:13 132:21 '167125't71i1'l
Loops
[1] 13s:25
Lose
[3139:1 110:3 123:13
Lost
[2i133:1E 168:8
Loud
[1] 115:20
ra
Legalities
[1157:3Legally
12) 25:4 143:1
Legltlmate
[2] 81:9 153:5
Length
14) 87:11 102:12 128120 1€.4'.24
Lengthy
lll35:25
Less
111116:21 17:1 35:13 E6:6 97:12
102:9121:7 127:13.15 14522 153:1
Lessen
[3] 39:25 180:19 '185:9
Letter
16) 24:12 68:A 8A:6 102:21 124:24
125:24
Level
19) 17 1326:17 32.3,22 58:8 158:13
159:4,8 164:23
Levels
I2163:18 150:14
Liable
[1] 120:14
Lieutenant
[1] 147:8
Life
I4l 32:15 65:8 167:25 180:10
[2160:21 61:10
Lifestyles
[1] 61:3
Lift
161 10:14.20 59:13118:6 121:17
165:4
Light
l1l5:12
Likely
[4]41:17 83:16 102:4 109:5
Likened
[1]97:10Limlt
Ill103:13
Limitations
11134:9Limits
[2] 145:11 148:13
Line
I9l 10:5 16.22 5a:24 66:2 79.10 116:
23-24 119:9 1716
gal
55,21 56:1 .24 103:12 -141:22
:19
Lined
[1] 108]5
Lines
19129:13 116:23 118:3 155:9 156
13 173.21-22 174:7 175'.23
Link
1111 19 16 34:22.23 35:16 57'.20'12ri:13 150.1 154:20'155:17 169:1E
Ill
Li
l1
L
[1
L
Li
I6l
151
12l
Li
nl
Li
t1lLi
IflLi
105r15
on's
16oi17
st
170r3
Listed
37t214:2
sten
161:25
stening
1'10:19
sting
183:25
sts
fe-style
180:10
festyle
ll a2:a
Master
[2] r23:8.10
Match
[2] 96 13 171 17
Material
12]l 126 19,22
Math
11169:24
Mathematical
[1]64.8Matter
191 20 7 50 10 57 t3 92 2a 94 .11 .22'1d6 25139.14 i82:22
Maximizing
11)176t12Maximum
I2130:16 77:3
Mavor
r'rq i'18 3 3 2i 6 48 23 5t rE 53raaze66zsbc rB 70 t3'a 1 -8
''7 79 4 84 7 89 1'. e2 12 'C3 A 22
1D5t 1N7 1210821 109'? 11:1'
111 1 125-23126 12 13A 5.24 135
21 \36,25139 9143:12146 2148
arshal
179:3,8
Meetin
[19] 116 2
12 91 :1 I
9166:25 168:14 174:3 181.12182:9
McKnioht
lsl ra.z r6o.s t3s,za-2q tsz.zs
McMenamy
[1] 136r17
Mean
t27l 45'.1 .9 49.23 50.23 52 14 56.'17
br,ig eg r6 2.4,5 zz,6 tz ao z 8z a
s3:16 99:17'102:21 103:18 117 22
123:1 127.2 136.23 1 441 6 17 0 I
113:U 175'.12-13
Meaning
[1]90:23
Meanings
[1]6917
Means
[5]49i13 57:19143:1 153 r5
Meant
[1]95r20
Meantime
I1l 106 18
Measured
[1]43:15Measures
17) 17:18,20-21 2B:B 4A.2O.22 165 5
Meet
[9] 13:1 20:1 47:6 a4191o9 20'22
s
:2
141 '7 18'.
,4,6 3:21 23:19 34 11 41
13 99:12 100:20 120 6
:2O 1821 7.12 lBA 9
s
361 75:16-17 82 23 163
Meetin
l7) 3a:7 .1
1
s
8
Meets
[1] 90:11
Member
14)92124 103 I 132:21 152.23
Members
117123:7 34:10 48:23 67 15 69.18
io,73 ag:fi92:12105:8 111:1 135
21 138:7 146:3 147:24 '163:161661
25182:4
Memorandum
12) 111.3 179t25
Memorialize
I2l 168:20 169:3
Memory
11l 113:9
Menarchek
[3] 114 &9 115 4
Mentioned
[1519:6 13 414:24 26 15 33 1 25
Nothino
15) 87 :5 1i1 I 6 1 a2 2 17a-22 1 87 19
Notice
l1l 145:13
Notificatio n
[2] 34 13 145 15
Notified
I3135:14 91:12-13
Number
n1l7-.11 17:9 24:8 25.2 6,20,24 26-
2g'93.25 38:21 ao:s +t:s-o sa:to
69.21 7 2 21 7 3:8 7 5:13,15 24 '25 7I
15 85.7 98i4 15 99:10.20 118.13
125.13 127:17 nA.23152.1.25 157
2,7 16'l:6183:2
Numbers
1131 1s.6 1815.25 3S 4 63 9 75 1.
b8:b99:tl.ra tt8 tz t sg:t t t3
Numerous
11135:4
Nursery
12) 105:1 111:7
Nutshell
l1 96 18
1:3
o
11Al 12:25 2519 27:8 4119,21 48.24
U17 81:8 97117 102:4'134'5135-
22 144,23 14A:20-21 180:16 185:5-6
Motion
161 177 :13,16,2A ,22 178:1-2
Move
12173:25 108:6
Moved
1617a:1 116 22 11A:24 154.12170:
14171:23
Movement
el126 21 .24
Movie
[1] 13s:19
Moving
[413:25 108:1 126 18 150:4
Mowing
[2] '130:'14 167:3
Mows
[1] 166:12
Multi
[2] 181:15
Multi-body
[1i 181:15
Multi-vote
l1l 181:15
Multilevel
['l ] 175:19
Multiple
l2l40114141'.11
Municipal
I121 6:2.7 39:11.13 59:4,18 60:1,5,
i8 61:20 164:20 180:5
Municipalities
[1] 187:8
Must
l2l42:E 145:15
Mute
l1l87:17
ost
N
ill7S:14
Observed
12)23:17 25.15
Obstructed
12193:6 158:14
Obstructions
I1187:9Obviously
l161 20:14 30.22 48 11 h6 21 8T 24
gsz g7.to.zs g9 tz 114 2127 2':
1443 17A:23 1 822 186:14'15
OccasionallY
f) 1a?:13
Occur
13) 8:22 1a:22 9O:3
Occurred
I1l 141i23
Occurring
12) 8.22 96123
October
[2158:3 179:25
Off-street
[1] 19:23
Offer
i1) 24.2
Offered
[1134.21
Offering
[1] 38 11
Offerings
[1] 38:8
Offers
[1]7S:19
Office
11) 17 t25
Officers
t3) 141:11-12 147t12
Official
[3] 153:5 181:25 182:15
Offset
[1]98:20
Ofte n
14) 12311 136t12 162:12186 4
Oftentimes
s
.2
421.2':
o
Obligation
t3l 33
11184obti
b se rvation
3152:13178:25
a
:'1
gations
:24 163:13
lal 9:11 91:15106:8 149.12
Needs
I2l 32i10134:16
Negative
[114:6Negotiating
t11 12125
htLiohborhood,;,al it ,t o .t z Ja,zo sz 1t .25 34 11 .
i4 A3 16 8o:9 '1oo 20 102 10 114
14119t9 120:22 133'.24 136:7 142.
8,16 151t2,22 169:1 l.70:19171:17 '22-23177:10-11
Neighborhoods
12174:21 109:14
Neiohbors
16l zdss zz g ft,a tzz tt *+6
147 10
Nester
lll 102:s
Net
l2l70.5,23Network
{21 32:9 80:23
Never
l121 4.14 I 20 26 19 74 r 7 111.8.1 1
\c4.zz ta5't 166:22 169 4 10170
New
l22l 2:11 3:9 11 .20 1212,5 14 1S 36:
il 1r:2t 5z:g 5+:s 6l:14 107:5108
7109:10 1'15:11 116:15118:4 132:
25 138.7 15'l:19 171:18 179.23
Newport
[s] 105:5,9-10,16 106:10
N ext
120151:17 59123 62:19 63 2,15,24
ba i g tg 65: t t.tg zz:t 95 12 109:1
142i13146:9 161.1 17'1 18 181 19
182:1,12
Nice
13) 102:23 106:18 170:15
Nioht.gtls tt at z aa zz gs.l tts.tt
\i0.7 141.18150.5 16€ 15
Niohtmare
I4157.24 1oo 1.3 113 11
NIMBYS
l1l122:18Nine
Ill 138:19
Nobody
[1] 106:16
Noise
[8] 28:9-10,12,16 29:6 1 15:'13 167:
23 16812
Non
I11104:8
Nbn-senior
Ill 104r8
None
Ill 177:19
Normal
l5l 12'.24 91:3 94a 10412 120125
Normally
I2l 12:22 13:25
North
t19l 3:1 16:18.23 17:2'318:1 2712
2s z''.2.2t ga'.zo 95:lt tog:6 tll:
15 116:19 121 12 146:9 154:1 I57.
Northbound
[1] 100i4
Northern
[1] 5:13
Note
[3]21:4 46:8 107:13
Noted
[1) 19:23
Notes
t13l23 4.7 56.189221 110 21,24
i 1,i:6.8 i15:7 117 2,4 145.25146.3
Namely
lll 159:7
Narrative
12) 24115 31:7
Narrower
[1] 19:24
National
[1] 135:7
Natural
I8l 11 16 20:25 25:5 29:4 42.17 96..I 123119 128i4
Naturally
Ni;;
1619t20 94t20 107:22108:25 128:5
138:12
Nearby
[1]41:19Nearest
[1128:1
Nearly
hl 38:7
Necessarily
[1146:24Necessary
161 14121 31i1 32:6 40:23 59:14 81:
11
Need
1331 10:14.20 13:11 19:4 33.6 36:15
\65 6z:24 8s,22 94.23 95.7 103:17
1A8:15 122:12136:22 137:3 138r18
14?:4,12 143:24 145t23 148.7 't49:
14 158.8.12159.20 160:24 166 ',l7
169:20.24 178 17181:11 185:20
ame
24 129:13 131:2 172t1
Met
t23l 31:25 46:4 50:'16 53:23 54:25
i1,25 Bo:1s 86:3 io1:22 103:16.21
104:20'105:20 106:23 120123 124:3,
9 133t14 150:24 154:25 155t12 167',
1018r'..20
Miles
[1] 177:6
Million
11144:25
Mind
[7]4:14 49:13 50.18 65 671:24106:
2 1A2:4
Mine
148:5 182:23 183:8 186:14
inimizes
1213
inimum
11919:11,18 16:11 30:16 32:1 38:17
46:i3.19 48:10 54:22 55:3 63:',16 64:
4 n!,A,10,1274119
Minnesota
[6]23:10 91:9,21 92:9105121 143:
21
Minor
[2] 40:16 87:1
Minus
[1] 81:6
Minute
[1] 170:6
Minutes
V) 20:A 21 :8,1 1 58:2 1 17,1 0 1 63:2
167:23
Misread
lll58:7
Missed
I4l 86:11-'12 150:2 160:1
Mississippi
110t 10:24 l1:1.8 39:18 46:10,',14 88:
2l bg:t3 9t:a t 2t:t t
Mitigate
{11 85:19
Mitigated
[1] 104:11
Mitioation
7tl 17-18,20.21 2AfJO a1:2o21
Mix
1516:22 At24 18:22 53:12 132.5
MN/DOT
[3] 106i7 138:23 139:12
Model
Ill98:1
Modest
I1l31:24
Monday
I7l 67 2 A6122 111124 120i6 141'.17
15015 168:15
Money
I4l 63:5 103:1 106:7 162:13
Monitor
11l 108:19
Monitored
[2] 19i4109:3
Months
12) 172:25
Moot
[1] 188:1
Morning
l1l
M
I11
M
t2)
M
t1l
M
12)
M
I4)
M
{11
M ight
90:2 140:15
eter
153:21
etro
41il
etropolitan
10:4 62'.17
iddle
135:11
1
pners
12) 32:8 174,9
Owns
11) 13212
P
[4] 37:13 97:9 105:16 117 25
Paul
[1]47:6
Pav
rr rfro.l ss,t g sn.t 7 65 21 66 3-a
iz ioe:r r rtq.3 t:g to-tt
Peaks
111160:14
Fbdestrians
11186:2
Pencil
e) 49.19,22
People
I45l 32:16 35 16 44:23 53 24 54 11
i8 5s:r9 56.25 73 1175276982
20 86:17 89:3,8 90:18,22 91:3 94:4
97:10 98:16 99:13.15 19 20 100:2
10'l:18 103:2 107 5 111 2A 11?:2
114:3 134:3 139r17 148:18,20 150:
5 156i9 158:21 161:24 162:g-10
164:22 17 5:17 -1 I
Per
12415:8 15:15-i6 23 22 30 17 19 38
i 4b:9 64 6.10 69:22 70 I5-16 75
';3.22-23,25 76:7 ,9 7 7 2219 7.15
132 3-4
Percent
t26t 2517 3A 9 11 31 14 3513 /21
i91t 2a at 22 88 4 14 tot l2rrl
10 118 13-15 119 24 121:9 22'51
2.515914 173 5174:9
[1]67i1Performance
[1] 15S:3
Perhaps
fl31 50:14-16 51:16 68:9 21 8024
bz:bit tq tfi z t32 16 143.9 172
8
Period
l7l43:5 47:1 54:3 62:12 144 2.4
145.12
Periodic
lrl 166 5
Permanent
11t 168.22
i,brmanently
[1] 168:20
Permission
[1] 143i25
Permit
h 61 2:'15 3:6 13:6 26 16 41.25 91.zzb2:tt :2c ttg t3-t5 tt7.23
178:25 17914.6 1A3..2
Permits
[3]92:3,6,18
Permitted
[4] 3E:1 57:15-16 165:13
Permitting
11) 94'.17
Person
I3135:10 117118142 13
Person's
11180:4
Personal
[2] 34:9 166:9
Persons
11) 75..22
Perspective
I3l 32112 159i1 ,2O
Pertinent
ejat18124:11Pervious
l1l174:23
Petition
I1l 104:18
Phase
ge
I
atterns
Percenta
1412A.3 121
Perfect
11l 1:9
Package
12) 13:15 161 .20
Packet
12)3624 37'.9
Packets
[1133:s
Pad
tg) 31:19-20,22,24 69:9.1 1 7 013,22
Paoe
tzsti3,zl r5,2r 1o114 2o:8,'t1 21.8,
ta .i e .22 2z'1 .a l9:+ qa I tt :zl ,zn
48.5 4914,22 51.15 7 613 ,13 77 t2
125:23 143.12 143'.1
Paoes
l5l 6-16 10:22 17 4 21120 22:6
Paid
11) 44'.24
Parallel
11116:13
Parcel
161 50 1519 58 9 rr 71 129515
Pardon
l1l 78:10
Park
I30l 20:6 25:18 2918-9 ,12,16,20'21
b6:b 3s.8.r 1 Bo:1 1.23 81 :9,'12 82:1,
I,12,24-25 83:2-3,5 89.21 148:7
'149:1,5 151:9-10,20
P arkin q
t16t 19:2{.23.25 2o:1 4211 128:3
\ 33.s fi4 .25 i 35:2 146:13 147 :1 1 ,
'16 148:12,14,24 1 50:24
Parks
t12l2o:5 30i3 31.14 42.3 68:1',l 80:
\ t'az:2t 8z :2s 1 62:1 2,22 1 63 :1
Parkway
[1]93:1Paft
1461 3 21 5:13 '11:'19 I3'14 '14 5 18
'a.g lZ.Zc ct,g zz O 5t Z SO tO't t
60:1161:466:21 70:14 75:19 80:22
86:16 91:2 92:5.14 94:20 95:9 99:3
10214 10611.3.20 113:1 147 .5,21
145215020 151:23 15212,14 154:
5 163:11 172:13-14 181:6 1E3:20
184:E
Padial
[1] 150r1
Particular
l9l48:1 56:10 63:22 71:22 107:13
1OA:22 122:tO tst:Zl lA0:25
Parties
['1] 35:5
Partly
l1') 126:24
Parts
[2] 139:16141:6
Pass
l2l 113:14138:19
i,issed
{11 185:3
Passion
[1] 162:3
Passive
1l a2:12
Past
[6] 4:2 18:g 40:7 a4:10 144t221E112
Patient
l'll110t22Patrol
[1] 147r11
Pattern
17 9.1 1 80t1 1 85:4,1 4,1 8,22
Ordinances
l5l7123 20120 42t't0 72:2 179:15
Organized
[1] 166:18
Original
[6] 17:15,19 36:4 93:20 142:16 r76
4
Originally
[7193:23 97:6 98:12.23 99:10 103:
221O7i19
Otherwise
[10] 26:3,25 30:8,23 37:25 51.22 81:
7 125:'20 152121 160:16
Ourselves
11) 32122
Outcome
l1l158:1
Outdoor
[2] 28:15 166:16
Outline
[3] 24:11 1 :8-9
Outlined
16)3:1613:21 21]'20 35:4 39:12 143:
Outlining
e) 3A:24 40:17
Outlot
I4l7:7 68:1A-19 71 14
Outs
I1l 100:6
Outside
I10l 34:21 102:15 103:10.12113:3
i 56:1 o 168:1 17213 17 3.23
Over-crowd
[1] 135:3
Over-crowding
Ill179:24Over-story
fi) 14i24
Overall
I8l 15:13 30r18 69:23 79:E S7:20idoit 125:1s126:9
Overhead
l1l17l.22
Overlay
l5l 9:4 53:6 70i19122:7 186:21
Overlaying
I1l 186:11
Overlays
11) 12214
overlook
13129:21a1i10,12
Overlooking
I1l 119:9
Overly
l3l a2:23 1s512 157'.21
Overnight
[3) 147112 148112 151111
Override
l1l52:14
Overrides
l1l53:7Oversized
I1l85"24
Overwhelming
lll 1e:7
Own
l1o1?:615t1 32115 88:25 130112.17
l4i:'12 155:15 166:9 167:12
Owned
lq A:19 12A122 129:18 170:22,25
174:11
Owner
l12l 21'.1 42i7 ,10 ,18 56115 6'l'.'12
426:22 132114 142:17 151i20 172,2
'175"23
Owners
I5l 22jA 35:14 118i7 129t18174i13
[7] 13:9 14:18 56:18 69:14 108:2
135:19 136:l
OIder
{11 97:11
On-street
[1] 146:12
Once
[5] 53:21 &:15 B3:18 109:22 137:13
One
l114l 218,14 5:23 9:7 ,14 10:6 12'.22
i4:2 16 6-7 27,11 30:21 32:2 36:1
3810,12,14,17 43:25 44110,22 5Al
'14 53:13 61:5 68:1,10 70:9 79:15,
22 80:2,4 84125 85t1,3,8-9 87i20 91:
19 93i1 94118,22 95]'2 101:3 107 t l
1o9:11 115i14 120:5.A 124112.20
129:2 132:4 ,18 133.3,23 1 34 12,8. 1 3,
1a-21 135,22 136:6,15,18 137123
138:15 139:19 140:10 141:9 145:19-
20 148:8'149:10,13,19 152r9,17
15614157;1 158:5 160:1,56 161:6,
23 162:18 164113,21 '165;1I 169:9,
17 171125 172119 173:3 184:7
One-acre
[1] 9:14
One-sided
t1l 138:10
Ones
l3l 42:23 106121 133:2
Ongoing
l3l 16t2 32:12 3A120
Online
t1l71i23
Open
1651 24:21 25:10,1 3.18,21 29:19 31'.
2,14 32:9 35:7 37:17 38:7-8,10 43:
16 5212 68:9 79'.17-18,21 80:3,6 81:
17 82:1,11,15-16 8l:22 88:9,1'1 98:
5 110:17 112:8 115:15 118:15.18
122:.1 129:24 130:19 135: 12 150:15
152i1 1,15 1 53:3 "157 :2,7 165:22,24
16611-2 167 :17 173,6,11,14,16 175i
4,25 17611,5,13 1 84:9 1Ae23 1 87'.5,
10
Openly
[1]26:19
Operated
[2] 15019 179:13
Operators
11) 147115
Opinion
ll1l20:22 46:17 53:2 90:'10-11 1251
17-19 164:7 186:'14
Opinions
[1] 110:16
Opportunities
12134:20-21
bpportunity
16) 21:1 34i24 42:1A 82117 122'.9
187:11
Opposed
l4l 82:2 129:2152:18 173:18
Opposite
12) 162 5.15
Opposition
Ill 35:18
Option
[6] 29:16,18 30:2,7 117:6179:21
Options
I4l 29:E 30:5 34:'16 36:8
Opus
[1] 119:16
Order
I4l 2i.1 Ui17 110:9 169:21
Orderly
[1) 187i13
ordinance
'10:25 18:19 19:1 25:1 30:9 33:
5:4 38115 41:4 4A120 57:14,22
61110 70:5 7 3'.9-14 7 4:12 7 7:
d
131l
60:9
!
11l29:1s
Problem
[3] 96:15 100:14 1 13:2
Problems
{a196.22 108:12 1164 139 20
Procedure
l1\ 120'.25
Proceed
1214.1322.25
Proceeded
l1ls2:10
Process
I57l 3:13 4 1 24.6 7,9 26 17 29 1C
\4 3? ?3 34-4 35 1-5.8 12-15.20 24
36:12-13 37:5.1 1 38:18 42.13 43:3
4 53i'15 54:5 73:3 90:21 91:2'3,12
14 92:6.11.15 94:21 ,24 100:23 103.
24 11311 120:17 .22 121.21 122..23
12512 14111 147 110 151:1 4 .24 132:
14 154:5 155:6 167:17'172 151811
1l
Produce
[2]33:15 39:21
Produced
l2l158t23-24
irioduct
141 120-2 ',123 20131 23 172 16
Fiofessional
15' 38:5 43:6 125 18 153:17 153:25
i,iofessionals
[1] 153 16
Program
[1i97:6
Progress
l1) 28:20
Proiect
tsrt I.zr e o o r 8.19 7.10 24 8 2 9:
i 2a 1o.r.1o-11,19 13 7,12,2a 14)i 1s:13.20.23 17.24-25 1a:3 4 18
197 1319 21 17 22 4 23 23 24 23
25:1'0-11.19 27.24 30 25 32:15 34 1
36 14 37.3.8 40 16 42 1'l 46:9 69I
14 7g:8.19.21'22 82.21 92:19 94 18
97:A ft 98-22100 10-11 102:15
103:i8 104:21 105 22 106 4 1A7 15
117:12119:22 12O 24 121 10 124
251256 $6a 1A21d 146:'17 T50:
17 152120.22 153 5 158 1 4 159
13 18 16.4.8 172.18174.2a 184 11
Projected
fll102:8
Projections
[1] 108:24
Proiects
|7l 15:10 34:1 40:3 91:16 144.22
172116
Promatory
l3l 133r2,5,11
Prominent
[1125.9Pronounced
l1t 27:8
Proper
[2) 27 :16 155:2
Properly
[2] 61:21 183:4
Prooerties
roti.z5 5 c.tt g 1816 22 44 1J
it:12 546 64 11167 16
Prooertv
r3l i:18 5'12.20 8 19 9:516.22181'll lg:Zq ZZ.tA Z9:l ,lZ lZ,t 35lZ
36:17 37i16-17 40:1 42.7,9 44--23
25 45i8.17.2146:12 54 I 55:9 56
16 20 61:12 66 2 7 3119 ,23 85. 17
11\ :11-12 116:23-24 1 1A:7 .20 1 19
5 120:11 122:6 129:19 131:9 132 3
139-12 142 1 .21 150:24 151 6.18-
19.24 153t12.24 1 *:1 1 -12 170.22,
24 171:1 17315,21'22 17 4:7 175.23
179:19180:6,24 181:2 1&l:13 185:
ro ac tive ly
J1153.18
Post
I2l 86:12 140.21
Posted
[1] 1a8:14
Posts
t2) 140'.2 t ,23
Potential
I4l 4:7 64:4 137 15 161:3
Potentially
t1O129.24113:21 118 23120-4 121
'17 12823131 4.15137 17 158 12
PowerPoint
12)2216,22
Practical
19128:8 31 4.10 33:19 35:2: 37:14
id.2o 40124 43:10
Practice
12) '.A:12 69:25
Predict
l1) 172:24
Predominant
i1l 98 4
Prefer
12)20:1&.17
Preference
I2l22:2a 1A2 20
Preferences
[1] 167 15
Preliminary
I8l 2 17 3 9 4 19 6:2A 21 7 22..3 38
2391:14
Premature
Ill 19:11
Fieparation
t1t 3'.22
Fieoared
[4] 3:i8 23:15 36:21 41:9
Present
I2l11:1223:12
Fiesentation
ll\l22:16 233j624 24 1JA 12 43
22 152 17 163:23
Presented
\21 1? 18 4A:20
Fiesenting
[3] 36 6 163:21
Preservation
[1]41:6
Preserve
16) 2515 128'.21 129:1 176:3 179:16,
21
Preserves
tllS_6
Fieserving
12120 .2s 42 .16
Prettv
r15l 8:i2 3o:3 61:6 93:17 98:19 113
'q 1is:21 116:612a:11 127'.23134:
5139:5 160:21 173121 1A2:23
Prevent
t2)93:16179.24
Previous
12) 24 1 144 19
Previously
12) 128:2.5
Pride
l1]l32.22Primarilv
I5l 1o:22 88i11 96:5 156:17159:9
Primary
l2l127125179122
Private
l25l7t4 14:1 32:A-g 39:24 6622.24
bz:i.7. t t.t 3 68:to,t z zt:t6 el:8,
16 130:8-9131:1,4.22 150:10 165:
20,22167..2
Privately
oss ibly
50:1,3 g2:3 111:6 142:17 165:4
Plant
141 1Ai22 41:13 62:15 65115
Planted
t1l4117
Planting
[2] 38:14 41:3
Plantings
[1] 96:17
P lat
1612:17 3:9 4:19 6:2A 22:3 38 23
Plats
[2]91:14 167:18
Platted
[1] 13:13
Play
t4l 89:15 117:E 141:20174:16
Playing
Pleased
12123:10 161:11
Plowed
{11 114:20
Plowing
121 15012 165:21
PIows
[1] 167.4
Plus
l4l 34:21 7 5.1 1 39:6 160:2
Point
13114:g 10:G7 13.4 14 10 16:1 21:3
22:i4 23:9 53114 66 13-14 85:9 87:
a 17 94:12.23 1O7 .23 109.4 133.18-
2b fi4:7,15136118 137:8-9,21 156:
7 1yt21 169111
Pointed
[3] 16:7 55:5 143:23
Pointing
l1l137.22
Points
I1413:14.16 6:9.14 1113 38 25 52:
2o'at,z gs:tt 120:5141:17 142:9
'164:13165:15
Police
15) 42:3 110:2141 12 14?:20 158.15
Policies
113) 6:11 7'22 1124-25 37 :21 39:3
17 89:25 90:3,9
Policv
li41izizl7 60:24 61 2,4.1 3,1 s 64
)1 b8.25 89 6 90 19 179 18 18'1 1
1U'.24
Political
U)147.7
Pond
{41 84:5 156:17-18 160:13
Ponding
I4l 8:10-1 1 12:14'166:3
Ponds
t4l 12117 -18 7 1119 96:20
Popular
l1) 143:24
Population
[1] 102:9
Portion
{5j 1OO:24 101:1 105:17 117:21 160:
15
Posed
11128t7Positioned
hl 28:13
Fbsitioning
tl128:18
Positions
[1] 20:6
Positive
[1] l00:6
Possible
40 6 4 42:24 56:23 :2,:84
121172:6,21
Phasing
[1) 172118
Phone
[2] 34:16104:24
Photos
11l,71123Picture
11) 17411
Pictures
11) 2:19
Pie's
[1]65:14Piece
[8J 73:19 90:25 106:13 131:8 168:9
10 185114-19
Pieces
l4l 44117 130:11 '154:25185:16
Pig's
I1l62:15
Pin
l1l140:24
Pine
I'1712:15 3:6 5:1 21:162416,18,24
>5'.2s 37:io 4313 51.24 64:4 73tg
74:1179i16,24 92.23
Planning
14517:17 1Bi8 21:4 23:18 24i1 ,21
26'.? .21 27.11 ,17 30t12 31i3,15 321
s6 33:21.24 34:1 0,1 3' 14,16 3Et2a
r't'10.12 53114 62:21 63:12 66:13
75116123:15 141.21 142:2,9 143'.1
144:18 162:6,20 163:5,7,15 1Ut22
167t221699 |nt7 185:2
Plans
J5162:13 63:2,4 65:14 66:1
Pipes
[2] 65:19 66 10
Place
t26l 18:20 19:1 50:12 52:22'23 55:4
br:6 73:9.t7-18 a6:t 8z:z too:z
106:25 111:11 120 1OjA,22122:8,
1g 132'12 140:1 142:23 156:17 170'.
17 184:17
Placed
'1l2A:14Places
l4j 12125 122.3 167 125 16814
Placing
[1] 100:11
Plain
l2l178:20145:14
PIan
119213:18-19 4:13.22.24.25 5:6 6l
iz.rb z r6a:o,tog:z 10:2411 1-2.
4 19 24 12 1.25 14 21 1517 16 8-9,
12.14-15."7 17 10 18 17 19 3 20 1 1'
12 21 21 -8 23 16.21 24:3 ,20 25:2'4
26,10.16.18 28:13 29 9,16 31:5,9.
17 34:3.6 35:19.2}24 36 3,5,'10 37:
2.6.12.15.1920 38:2,6 39:4.6,10,18
4O:13 41 :8.10 42:6,14 43:3,6,9,12-
1 3.17.19 45:.19-?0,23-24 46:2,4,15,
21 -22 47 :19-20 4817 ,16 4g:7 ,18 50:
7 17 2251t14-1552.24 53:4 56:1,
?1 57 1a 20 5Ai2 60:23 62.M1,23
64:2-3.18.22 65:13,17 66:8,14 68:
15.24 69120 70:6,10,14 7 1 :16 7 6:2
7Ai4.22.24 80:10 83:17 A4:5 A5:4
as.23-24 9011 92:16 96:'1 1,20'1 01 :
16 'lO2tB 123:8,10 124:17-18,20
125:4,16 126:9 136:20
?3 152112 154t3 155:6
4163:13,'18,21 165r10
1711A 17318174:251
15 183:23 184:23 186:
1A7!,12i51AA:5
Plan/land
I2l
PI
{11
Pi
ases
81:23
pe
13711,4 142
156112157'.
.15170'.25
75.2179t11,
10-11,20,23
39:6 46:2
anned
\
I1l62:2
Purchase
Isi 44:14,16 45:4,1 1 151:18
Purchased
11r 44:12
Purchases
12) 45:5 52122
Pure
11) 20112
Purpose
13) 55:6 93:2 179.22
Pursue
[1]81:18
Pursued
l2l85:12 '105i25
Pursuing
[1] 73:5
Push
I1183:9
Pushed
[2] 73:8,10
Pushing
11) 122:14
Put
I4sl 32:20 37:10 45i7 49:15 53 19.
)5 f;4:i 1.14 55:1.4.9,1 1 71:9 73:8,
17 -1a 7 4:25 81i3 86193:21,24 109
15110:1.E 115:2,11.23 116 15119:
6 12014.9.25 139:i5 1a9 5,10 152:
2s 15614 165 14.23 17'1:4.16 173 9
175:1 176:23 180:7 181:10 182:4,
17 187:1
Puttino
ls|nt.zi t3t '14 131 181?4 1224
umped
o
[1] 38:5
Oualitv
16) 12:7 i3116 39:22 43:5 90.7 165:
14
Quandary
I1l49i9
bluantifiable
I1143:14
Quantify
11) 127:19
Quarters
I1l121.20
Questioned
I1l 26:19
Questions
l3gl 22.18-19 .21 23:1 26:9 3 5. 9 4 3
ia ZA:a rc 47i851:3 5211 57:25
62:4 68:6-9 69:4 87:20 91:19 110.
13.18 11612 124.7 ,12 129112 14
132'.'16.22 14112t 147t3149 1815O
2.4159:23 17016,8 171:24 17218
Quick
161 10814 127i17 143:10 170:9 172
&9
QuicklY
l2l2517 39:2
Quite
121115111 23t13 26i12 43:24 44"11
a3:23 7 4'.4 80.12-13 91 .1 127 :12
135 17153:13 161 11 163:1,10164
16 171'.17 1766 1A0:22 181'.4
Quoted
I1l64.22
ua
R
[1] 135:18
R1
[1] si6
R1R
1351s.14.17.22 9:6,10 39 15 45:3
i8:is ag:7 r6-17 50:23 52 13,15,17,
23 53:8 57:5,7,15 60:10.12,21 7'1:'1
77 10 164'-14165:7 176:22,25178:
21 179:23 180:11 18322184:25
187:14
R1S
l3l 136:2,6,14
R3
Fl76:12
Radius
11l 34:11
Rain
l9l 8 r 1,16 12 16.22 13 3 29 4 41
15 79 23 84:5
Rainwater
11) 12'.14
Raise
I1l 103:18
Raised
[5] 25:19 26:11 99:14 150:23 153:9
Ramsev
t'tot 2l-12i9125 81.17 104:1? 1o5
it.23 t to:z tt9 t6 tsn lt tzo:s
Ramsey/Washington
[1] 41:1
Ran
12) 552 72:9
Ranoe
lsl r57 :o to 3t t2 zt t6o t9
Ranges
(1166116
Rate
Ill90 13
Rather
[6] 17:5 23:21 39i2116:14 171:11'
24
Ratio
l5l 3E:7.16 59:17 60:5.7
Rationale
l2l5s112-13
Ravine
12126 4 152:3
Ravines
[2]96:10,14
Re
l2l 1 14 13 13
Re-platted
[1]13:13
Reach
121 31i8 97 117
R'eached
l2l 169111 ,22
Reaction
I1136:5
Read
I4l6:13 81:1 89:20 96:11
Readily
I2l 65:22 66'.2
Readlnq
t5l 60:9 75j-19 76:13 178:21 185:14
Real
I10l 54:16 86:11 100:6 120:12 l6
'12i:11 112:3 143:5 170:21 171'6
Realignment
I1l 16:25
Realistic
I3l87:9 139:18 152 23
Realize
I7l 89:3 90:18 l03:2 115:15 '!56:20
158:14 159:7
Reallv
t38l C:1-6 24:10 30:24 62:10 63:19
,1tii i5 73i7 7411.11 85:6 86:8 87:5
ag:15 94122 96.21 100:13,1 5'106:
1371 45124 4ci21d8:21 50:23 51:8,il )2 24 53:3 57:10.16 64:4.15 70
15.17 .25 7213,25 7 3:1-Z 7 5121 ,25
77 113.19,21 78:3,9,14,18 128:18
165:9 183:23 186:9,23 187:,|.15
Proposal
l2o1 6:17 20:24 2115 22t13 23:12 39-.
i212:15 43'.9 52:25 7 4:10 117:7 .15
118i4.21 129:20 137 :6 142:6-7 143:
2162t21
Proposals
I4l 1 1 :23 33 :1 7 1 1 9122-23
Propose
l2l 165:10168:19
Proposed
l24l 319.11 4:9 6120 13:7 14'.25 151
\316:4 21:.7 3o:233:14-15 ao:1,8
41''2-31A 66:21 70117 131:17 134'.
10 155:22 158t16 170:12
Proposing
t15t io:19 12t14 14:E-9 18:16,22 19:
)o 39 19 51:23 79,9 85 2 90:14 156:
19 165:12 179:17
Proposition
l'tl162123
Protect
1151 5i24 11115 13:1-2 27 tB,15 60:
\5'2o '123:4 139122 164116 1ao:2,9,
20 185:10
Protected
I1126:s
Protection
l3l10:25 32-.12 184119
Protections
[3] 25:23 26:6 s2:3
Proud
[3] 25:20 43:17-18
Prove
11)74:18
Proved
l3l111:22 112:11 i79:7
i,iovide
81 52'.2 71..20 93'.4156:21 156:6,8,\i 172i9
Provided
15) 35'.21 42:,5 71:7 161:7 181:9
Provides
[2j 86 6 181:21
Providinq
[6] 38:7,15 95:5 145:13 157'.14 176:
13
Proving
11) 179t2
Provision
lll43:11
Proximity
[1] 138:20
Public
17413:10 6i2210:16 1 1 :'13,17 24:6
)9,i0 34:4.13.17.i9 35:1,8,12,20.
25 36:5 37:1'1.18 38:6,9,21 43:3,'13
s2,12.17 @24 61:2.4,12,15 67:12,
14 69i10,i 3,15.19,22 8ot8 81t12 82
1 8 12.19 83:10-1 1,1&20 84:,l.8'9,
ib bs:i7 91:'t3 101:4,9 103:12't05:
18 120:4 136:22 140:'10-11,14 152:
'15153:6,8 157:13 165:23 166:2
1791A lE1:1 1U'.24
Public's
I1183:20
Pirblished
11l109122
PUD
I43l 4:18 9:3 13:16,232117 23'.16
>4:5 25t3 33 11 37.12,19 38t2,5,23
39:19.21-22 43.3-4,1 1 53:6 66:22
7O:18 72'.24 78:24 80.121201911'
12.17 121:5,7 122i13131i'l 152'14
176i23 177:14,23,25 17916 1A7:1
PUDs
t1l7 t20
Pull
lzl112119 175.24
Pulled
l2l3310 58:21
Pulling
134:21 135.7
17 143 4 144
..77:5184:24
Realm
[1] 126:5
Reason
11 137 8.r 1.20 140
20 158:8 170 15 17
I141 55:8 60.8 63:3 73 17 84 15 85
\2'1os:24 122:5 144 -2.12 '157 t3
162:20.22180:7
Reasonable
lSl 14 14 31 4 33 19 35:22 37 14 39
zo qz totz 2z lae t
Reasons
l8l 13.22 19.13 80 2 105 I7- 18 145
5.15180:25
Reassess
lll 119:21
Rebecca
I 55 17
ir.'eouitaing
{11 1 1a:1 2
Receive
t2t 44.25 45 6
R.eceived
J8l 22:3,9,11 35:9 41 10 85 18 88:
23 161:'11
Receiving
[2] 101:9 143 16
Recentlv
t3l r 35.23 i36 5 14? 19
Receptive
l2l94:1A 157:\a
hecoonize
lal nziz tzs 15133 jl i55 '
Recognizes
11125.13
Recognizing
l1l 38:6
h'ecommend
I2l 108:9 181:23
il'ecommendation
tst 212122j33.20 67 12 108 3
h'ecommendations
Bl 21114 248 38 4 42:21 43:8 67:5
i54:13 r63.25
Recommended
l1O1 15:24 17 :19-20 21 6 4a 19 21
22 1a2:16 108 1 181:14
Recommending
l7l 13:13 18 2 21:15.19 22 2 5 38 22
it'econcile
{11 187 8
h'ecord
i8l 23524 rr 110 21 11461171'tis:25 t't fi 't82 tt
Recovery
l1l 158 11
Recreation
[1]28:15
Red
11) 2:24
R'edeveloped
I1l 106:2
RedeveloPment
{21 105:19 142:15
Reduce
14137 44212125 1 161 4
Reduced
l5l 30:24 36:8 37:25 39 24 a6 17
it'educing
Q) 3a:17 82:3
Reduction
I2l 101.17 103:23
Reevaluated
J1l37:1
Refer
I2l 5214 7612
Reference
[8] 17:7 2'1:3,12 S3:9 136i20 141:18-
[3] 10:9 85:15 137:9
Safe
[3] 104i11 112:16 128i10
Safety
r12t 85 i t05 18134 22-23 136 23
iari ro-rr rl r42 7 153 8 r57 1l
177 11
Sale
[6] 149:21 151:18,24 164.2 3172:22
Sales
11l, 147:22
Salvaged
[1]184 18
Sand
ac
[1] 15:23
Rest
12) 59122 121:9
Restoration
12196:16152.3Restored
I1l25:4Restrict
111 149:7
h'estrictions
[1] 167:16
Restrictive
15156:4 89:21 151.5.8 166 16
Result
161 37 t6 421 a 125 j 126 1 127 :1 2
159:12
Resulted
12) 36 ',t2 !3 5
Resultino
rst z5 3 zt t\ )7 23 q3 q.9tg.lt
h'esults
13) 17 12 5316154 17
Retainino
irsr t t9,z t3-2,t0,t3 tc9:20,2415o
20 151:25 152-2 155:21 156.11 157:
6160:10,17 165:25
Retired
I1168:1Return
I1134:15Reveals
11) 121'.4
Review
t18t 3.25 18 91919 33.5 8.13 36
i r 2s:a a qr.zs go 6 gz 3 o.to
120 r5147 9175.8 132 10
Reviewed
l13l 3 17 4 3 1362A 1321 527 3
io:2r.2: ga 3 qz I I 17 13 140 16
163:2
Reviewing
[3)4:10 6 16 34:20
Reviews
[1] 9l:25
Rsvised
[9] 36i23 37:3 42:5,11.14 124,20.25
125:3,16
Revision
[2]29:14 36:6
Revisions
l2l 36:3,11
Rewrite
[1] 17:6
Rick
[1) 1a6:3
Rid
I11161:5
Right-hand
l1l 18:1
hioht-of-wav
Fliro oe,zo ztits sg:14-15 110:6
'168:17
Rioht-of-wavs
IolS:8.t0 4,tg 13-,to 2t,z+ t 3t,t s
fjgj'*turn
Hishiiy
llj95:6Riohts
t6lZo,t8-tg :z to c2 g 61:12 1226
Risk
[1) 164:15
River
I19l 10.24 11:1.5.8.14.18 39 '18 46'to.i+ og.zs eg tg go:0 91:6 119.10
11 .13 121 :1 1 ,18 157 123
Road
1431 1O:8 18:2 29:3 32:9 68:10,'13,
is.2o,zz,zl ag:to.ts,t8-19 84:8,15
espons
[2] 18:21 63:5
Replacement
[2] 18:6 41:4
Replacements
I2l 18:1519:3
Replies
l1j 22i12
Report
I2Al 2i17 3i165.21611010:23 13:5
15:21 2o:3,5,9 2114,9,11 22.7 -8 33:
12 3g:5 41:11 55:558:359 1 62 '16
6E:6-7 88:6 102:2 159:6,9
Representative
[1] 21:10
Represents
[2] 80:24 154:8
Request
1612:2A 3 a a 16 13 14 158 16 163 9
Requested
I2l 91'.20-21
Requests
l1l42:4
Require
l7l4:8 33:4 36:17 54:12 :16125:
11 ftA:21
Reouiredat )a,2-3 27 :t 30 E 33 i 1 8 38 .'1 5
3g:i9 +t:+.6 62:t 79..2 92:2,14 1271
14 151i2G21 156:5 161 :7 1 73:7
179:3,8
Requirement
I3l51:21 148 6 149:5
Requirements
I7l 18:5 32:1 a 33 23 51 20 90I
'151 :1 9
Requires
[2] 156:24 187:10
Requiring
11l 155r'14
Research
11) 47:7
Reserve
{2122:2163'.1
Reserved
I1165:13
Residence
[1] 5:13
Resident
121146t4 157:22
Residential
l38l 1 1:'13.20 13:18 40.13 aO 5-6 48:
\t'.e .att.tt ,2t 49.25 50 8.10.13
1E 51:1,18 57:8.19.23 60r21 61:9
63t14'lB:12 131 :10 11 147:6 178:
22 17916.20 1aA 10.18 185:8
Residents
[5i3a:10 35:17 86.18 i12:1 149:14
Resolution
13) 4ts 21'.16,23
Resolve
[1] 169:16
Resources
12) 11t17 19t15
Respect
I1l142122Respective
l1l 146:2
Respond
lll14712'l
Response
[3]90:1 177 18188:7
Res po n sibi lities
12132:19 :17
R'esponsibility
110162:16 83:20,25 113:17 150:14,
21 15'l:25 '16614,7 172i2
ep la ce
onslble
10
Resp
[1] 130:
Referenced
l4l 93:1,3 159:9,13
Referred
[2] 118:16 168:7
Referring
14) 1O0:2O 146'.23 174:5,9
Refinery
I1l 86:14
Reflect
I2l37:A 125'.5
Reflects
l1l56:22
Reoard
IBl2:12 4B:159:6 6't:16 87:20 115
8178:1A 180:23
Regarding
l7) 117.7 ,14 118:1 1-12 120:12123
24 131:1
Regards
[5] 59.a 709 9a:13 ]58.5 161:7
Region
I1l26''14
Regional
11) 29124
Regular
[3] 39:11 97:18 140:21
Regularly
[1] 181:20
Regulate
[219:16147:1'lRegulation
l1') 57'.17
Regulations
[1] 46:15
Reject
ti) 143..2
Related
[7] 9:8 68:11 150:23 151:17 153:8
155:8
Relates
[3] 28:9,19 34:18
Relation
l'r I 119:6
Relationship
I2l 163:12'165:8
R'elationships
[1] 161:18
Relative
t3l 155.24 159121-22
it'elatively
[1] 59:16
Reliance
I1l 104 1
Relocated
[1]6:23
Remain
I5l 27:5 35:15 37:7 125:5131:'11
R'emained
111 127:23
R'emaining
11) 71125
Remains
11) 17:17
Remember
l5l 12i13 97 t2'1 35:17, 19'166:21
Reminder
I1l 36:13
Removal
[3] 18i6,15 39:25
Remove
Ill 110:10
Removed
l2l28111 71'.13
Removing
[1] 18:'18
Rendered
Ul 142:2
Repair
107 1 109:13 1 11 :14 11
115 11 116115 133I 13
146 i4 151i11 158 10 1
165:22 168:9.25 169:2
Roadbed
28
61
31
114 3.9
138 I
60 25
['11 139i5
Roads
t16t 7:2 73.24 7 4124 82 8 83 12 U'.
b.z2 tttzo 120 4 r50 10.191592
4 165:20 16A 4 17222
Roadwav
tst 82:10 83:13 84 17 85 11 138.13
16 14a 16 168 22 175.2
Roadways
t7128:6 71:15-16 104:12140 18
173:14 176:11
Robert
11)'147:4Roberts
142
19
18
791
2 18 22 23 41 4 Al .22 48 2:l 52
7 6.9.11 58 6.14 59 12 62 I 69
o 4 12 25161 6 17 l8 11 21
Ag t192:tZ ttr 3 130 1.5 132
35 21 143:11 144117 117 5148
el'/ A:21 1
Run
[5] 10]11 5
Ru nnin
I2l 83:19 I
Runoff
22.4
2:10 70 25 175 ti 187 5
s85
16l Ei'17 12:3,7,1213:2 90i13
Rural
t7)
21
46:3 49:9 51:21 73:1 119.2A 178
1E0:10
I
5
7
1I 149:8-9.12 166:25 172:1 1 74 3
176:16,18
Roll
11)34 5
Ron
[2] 117:s 133:17
Room
12) 54:14 149:1
Roselawn
lrl136:3Rossbach
I57l 53 10'11 69.2.3 71 3 4 75 15
q..isq5 12396 1 1c2 17 18101 9
108:13.15 109.8 10 13.24 " 4 25
1 15 2 I 16 1 3.12 128:9-1C '29 6
133.ra 16 114 r.l2 135 l1 i: llr,
9144.7.814145 17.20 148 I 5l19
3 ..j 16 15223161 14 169 6 7 177
2A-21.25 178 6.8 1851 187 20 21
RoughlY
I3l 31 21 361 78 2
Roundabout
12) 7 .2 82'.14
Route
[5] 85:10 87:7 111:19 158:20 181r24
Row
[1] 171:9
Rulo
[5) 61:9 141 20 142:25 143 1A 13
Ru les
S
t
I n -o
12
s
97.9.1 1,24 63:19 64:14,16 20 65 '2
22 66 2,6 9.15 17 23 67 21 1r8 8
123 18164.25 180 5 185 11
Sewered
12) 53:22 54:6
Sewers
161 53:24-25 54:10 55:11,15 67:'14
Shall
14) 11:11 12:1 41:23 7713
Share
l2l 102:18 160117
Shares
I1l 125:19
Sheds
11l 174:16
Sheep
11) 12112
Sheet
l2l34:8 51t15
Sheets
t1l 58:25
Shielded
111 28 17
shifted
[1] 16.14
Shifting
[1] 16.20
Shifts
[1] 16:15
Shine
[1] 16:18
Shocked
[1] 171 :3
Short
l1l72:11
5h o rtreed
[1] 147:8
Shot
12) 143.11 144 1l
Shoulder
[1] 158 10
Shoveling
[1] 130:14
Shoves
[1] 100:s
Show
[1] 8:4
Showed
[1] 3:19
Shown
[5] 5:4 33:24 54:17 79:10 108:2
Shows
[4] 18:17 76:10 80 18107 17
Shut
[1]138r'!3Shuttle
[1] 147:11
Shuttles
l1l 146:',l0
Side
I21l 17:3 53:9 59:8 62:7 95:21 96:
\4io5.22113:1i I 18:'11 133:3 134
20 137:14,19 13E:4,10,15 154:1
171:19 186:6
Sides
Ul9:22Sidewalk
[1] 115:3
Sidewalks
11) 114'.17
sift
[1] 153:21
Sifted
Il) 154:14
Slsht
12) 107:23 108:12
Sion
1o1Et,r t. ro sz:lo sr,z3 112:15,18
Signed
l2l 85 2s 158 15
Significance
11126r18Sionificant
tztic,t t?.ls ftlo-Q zal z't tl
bs.24 59:11 81 8 96.7 '117:19 1I9:5
17,19 125:15 126:6,9,1 1.21 154:23
'155:2 157:10 183:3
gnificantly
17 12 28:22
ons
Yog t6.z: tto,r,o ttz.tg
llv
74:25
milar
17 17 27 .22 34 1 40 7 92 15168
Sizing
11l 102:5
Skewed
Simply
16148 3 104.14 121:1312A24 1a5
15167:5
Sinole
$st il I ta fil .tzzc tg,za zt.
ig '3r:q.g.t o 3z:s 33 z.c :o t o :g:
10 40:13 43i15 48:2.4,9,13,16.20
49:5,9'10 12,24 50:&9,1 3.18.25 51 :
22 5311 57.7 ,19.23 73:514,24'21
76i8.14,20,22 77 .1 78 11,13 97 r5
102:10125:11 12811 133:21 137
12.20 148 10 150 16166 8.15 r72
12.16 175 20 179 11,16,20 180 17
185:7
sit
l2l 112a 15114
Site
f1121 3:8 13.21 51.5.14 7.10 813,
is.2's g:l ro.z.tz.tl,ta tz to t:
11.20 14.3 5.11,18 16 3 17 21-25
2'1.1 ? 22 11 25.4.5 26.24 21 5>6 28
8.20-21 .24 29tg ,20 30 .11 ,18 31 :1 1
14,19,20 33:19 3a:8 38:16 39:21 40.
9 41.9.14 42:6,17.18 44:15 46:1 l
14.22 47:3.5.13-14 51:25 52:1,6 53.
7 63:22 65:23 66 17 -18 ffi:23,25 69:
9,1 1 7 0:7,22 7 1.20,24 7 2:5,19 7 4:
23 81:6.22 E5:5-6 88:2 92:5 96:7,19,
24 97:12 100110 105,12 126:4.17.
19 135:19 151:'13 152:2 153:15-16,
18 155:9,16156i7,19 165:1 172:20
173..8 175:24 176:6
Sites
[3] 11:1s 37:24 136:3
Sits
I1l 105r9
Sitting
I3167:8 139:25 147 12
Situation
16154:9 67 19104 14 109 1a 112
11 162:4
Situations
12)73:18141:5Six
lsl8:15 38:14 41 6.15 87 1 88 12
ii4.19'149 13 i 60:18
Six-foot
['l ] 134:19
Sizable
[1]81:25
Size
1261 9:11 15:3 27:22 30 14 ,24 31 18
!2:i 37122 40.10 41:5 45:25 47 2
48 10 5'l:20-21 69,23 70:24 77 10,
13 78:14-15.'19 79:6 10'1:7 126:13
Sized
l1l133:22
Sizes
[5] 18:23 40:4 49:12 70i5 80:1
si
12)
Si
I5l
Si
11l
Si
l6li5
Seeing
[2) 77:1a 1t3:20
Segment
[5] 137i23 156:1]16
Segments
l1l 1s6i15
Select
[1] 26:3
Sell
16163:24 117117 1?0:10 121'.25123
22161.19
Selling
13) 133:21-22 170:21
Semi
tll 180:10
Semi-rural
12160:20 180:10
Send
12) 102121 144:22
Senior
[11] 4:11 97:7 98:1,23 101:1,5104:
2,5,7-A 117.'23
Sense
[5] 31:12 51:10 53rO 135:10187'.22
Sensitive
l1) 129:4
Sent
[1] 35:3
Separate
[3] 7:6 15:1 86:25
Separated
I1l 58:19
Separation
l1l2912
September
15) 1 :8 2:2,4 21:5 111 .4
Septic
I8l9l5 54:11 55:1 61.19,25 65 4,6
185:11
Series
11)174112Serious
11l 100:13
Serve
141 9i5 24i10 76:25 BTto
Service
1141 6:2 17:'13 59:23 60:1,6,18 86:6,
i5 itg:21 118:7 159:5.E167:3 180:6
services
[5] '10:4 62:17 87:8 164:20 165:7
Sessions
[1163:12
Set
{6125:20 g:20 55:3 56:19 1g:15
172:11
Setback
14)26:23-24 27:1 154:9
Setbacks
lat 13124 25:23 26:1,22 38111,13 39:
24 152'.9
Sets
12)2.25174i'l.7
Setting
12) 15:11 72:4
Settle
11) 12:17
Setup
l1l 136:21
Seven
[4] 41:15 88i8,12,'15
Several
[6] 6:1'1,14 8i10 22:12 40r16 142:S
Sewage
{1161:20
Sewerf5 5:'19 6:2.7 9:9,13,20 10:2,6,9,
i 1,i7 39:12, t4 47:8 53:16,18,20 :
'13 55:7 57:25 56:2.5,9 ,12 59'.4,14,
Sanitary
[21] 5:19 6:2,7 9:9,13,19 10:1,11,17
39r'12 59:4.14,18,23 60:5,18 61 :19
65:12 164:20,25 1AO:5
Sat
l1l98:9Satisfaction
111169-21
Sitistied
13) 15i22 40115 7312
Satisfy
12) 32:1 12:24
Save
lllal:13Saving
J1l 18:17
Saw
l2l 108:4 163123
Saws
I1l 9s:8
Scale
12)27:22a112Scattered
J2l 136:3 169:12
Scenario
12) 10413124:18
Scene
l1l47:11Scenic
I2l 11:16 81:10
Scheduled
I1l'181:20
5'cnlumkas
14) 63:23 170:25 18/.111 .13
Schneider
l371 23 6.8 44:5 45:13 51 4,10 68:5
i7 ia 7n:2 7913 80:17.2r 81i3 83:
11 8514 88:3 91:10 95:21,24 96:3
100:18 101:3 124:1,1 150:l 161:16
162:25 16317 164: 12'166:'l'167:14
172:10 173:11,25 174t l8175:1,16
'176:9
School
[4] 97:14 I 14:16,19 146:6
Scraped
11) 121:10
Scratchlng
11)71:10Screen
15) 2:.24 24:14 7 1i1O 7 8:1E 81'.4
Screens
[1] 175:8
Scroll
I2l 24:2 38:25
Se
11) 23:22
Search
{1j 153.23
Second
21:21 29:23 86:5-6 137:9.17
1 1 46i20 1 47 121 177 :1 5-16
Secondary
121 a7 :7 137117
Sbcondly
[1] 19:15
Section
l3l 54:24 9312 178i23
Sections
l1l5.22
See
1641 14:23 15125 20:3 23:3 28'13,24
>s:i2 31:6 3211E 34:22 41.21 44.3
46:15 47:25 48:15 49:24 50:15,19,
24 51:23 52t4,11-1261:19 63:13 67:
5 75:10.'18 76:14 17:6 80:13 81:5
83:13 84:22 85:1 87:19 68:4 89:8
95:24 96:3,7 106:23 108124 112122
'113:12,16 116:7 121:18 137:25 139:
20 146115 147:24 149i1? 15418'157'.
10 173].25 1751'|.5 176.14-15 185:15
n1l
138:
I
Standing
l1l 114118
Standpoint
[1] 108:e
Stands
[1]74:10
Start
l14l 21 :1 4 2E:24 32:18 U114,16
i 16:3 11?.9.11 126'.14,17 128120
136:12159:11 169:25
Started
n':|2.4 4.13 9:18 34:6 a4:9 52 22
b3:7,r0 os.t a zt:t t 89:13108.4
133:6147:9,19
Starting
l4l 1 .24 15 21 zAtB 21:8
State
l151 23:4 89:14 109 20 110:3.21
i rj s rts z 117 2121 7 128 4 143
14 145 15.25155 A 170 22
Statement
(11 113:8
Statements
lll184:24
States
[2] 6:3 111:4
Station
[4] 10:15.21 97:2 98:13
Stations
[3] 59113 '118:6 165:5
Statute
14) 143:21 145.11 181:14,21
Statutes
[1] 155:E
Stay
13)27 23 67 1 144:21
Stayed
[1] 1 19.25
Staying
[1] 157:6
Steep
[2) 55:2 7320
Step
13) 55:10 12d14 1 45:24
Steps
[1] ',r55:2
Stereos
[1] 11s:20
Sterlinq
t161 17:16-97:23 99.22 102:19103
ig'ton.t3ttt:ts,t5.tg,2t t t z:tz
116:11 118:11 146:9 159i8
Steve
I1l 114:8
Stewards
I11155:15still
116) 17:19 16:2 19:16 40 20 56:9 64
ig ita:t t 2t:e 122:14 141.25 142:
1 1 145:7 1@i2 17 411 5,22 1U.19
Stone
11l 151:25
Stoo
lfi) )ztq fig:2,5ia,23 110:1 112:
14,17-18113.21
Stopped
I1l 63:11
Stopping
[1] 115:17
Stormwater
QgtA 17 1211.1913326 7.10.12ir iszo:r:3:a 14 68.24 a2 7 a3
ta zz-lz gt 18 90 13 96 20 125 I
126:2 152:10 156:18 r61 4 8 166 3,
2.11 120:5 12812130:25
Story
16) 32..2-3 7
Straight
7 12109:201793.8
63:2 65:9 79:17.19.21 80 3.6 81:17
82:1 1,15-16 83:10.12 87 :22,25 88:9,
1 1 1 1 8:1 5,18 1 191 6 122:1 129.24
130:19 135:r2 150:15'152:11,15
153:3 157:2,7 165:24 166:1-2 173:6,
1'1,1 4,16 17 4:1 5,23 17 5i4,25 176:6,
13 184:9 1a6:23 '187:5
Spaces
[5] 25:13 37:18 42:1 165:22
SPEAKER
l3l 105:7 106:10 170:11
Speaking
[1] 10:16
Spear
[1] 140:23
Special
l2l149:14 1A0:24
Species
[2] 18 13.23
Spec ific
19) 3 4 620 24tB 25.24 33:22 43.20
6E:5 153:18 172:18
Specifically
[10] 27.23 33.6 48:6,17 55:4 89.2
125:12 179i22 180:1 185:5
Specify
I'11 49:11
5beedins
[1] 116:8
Spend
12) 6315 102:25
Spending
U) 103:12
Spent
11) 62:20
Spinning
[1]115:19
Spots
[1]8:13
Spread
PlTa:23128.13
Spreading
I1l 126:15
Spur
[1] 103:4
Square
t39l 15:3-5,9 30 15.19,21-22 31:19,
21 32:3 4o:9 45:25 46 &7 69:9,11,
15 70.2,2272tr6,14 73:24 71113,
15,22-23 7 8t5 ,19.25 79:5,15 8o'.1
1281A-19 129t24 155:23
Squeaking
[1] 115:19
Squeezed
12)72:15131.14
Squeezing
11) 132:7
St
l1l 47:6
Staff
14612:'17 3:16 5:21 10117.2319:5
>o:i3 21'.13 2217-8 24:8 26i17 33:
12-13 36:'2 3815,22 3915 42.22 4317
47:17 58:3 59:'l 68:6 7'1:8 73:14 74:
15 85:18 90:23 91:6 94:11 95:5 102:
1 1'1019 124i4 12511s 12a:25143'.9,
23 158:18 164:1,15 165:,|5 168:6
181t7182'.5
Staffs
['r]55:5
Stan
Illl06:13
Siand
[2)114:21 168:1
Standard
l10l 12:13,20 24 2A123 40:12 822
73:5 75:1 84i19152:19
Standards
:2 29 I2510I,2
25 '.24306,838
[1) 112:22
Sneaking
I1l 116:10
Snelling
Snow
[1] 150:12
Society
Ill 1Y:19
Soil
[2] 180:19 185:9
Sold
[3] 98.12 146.21.25
Solution
[1] 158:7
Someone
l4l 104125112.4 158.25 163:22
Sbmetime
[1] 65:10
Sometimes
[3] 15:9 32:17 136:13
Somewhat
Slice
[2] 80:5 81:19
Slide
l2l 32:19 8022
Slides
f) a7:21
SIope
1) 7 :9 A:21 27 :B 29 21 AtA 95:1 I
127:1
Slopes
[4] 29:4 31:11 46:11 95:13
Small
[8] 54i t 'l 78:'13.15 79:2 93:17 136:2
153:25 156:13
Smaller
115] 13i25 15:6,12 27121 33.3,5 53:i 70:18 80:1 97:4 131:14-15133:22
150:25'166:17
Smart
I'r145:9
Sneak
[1] 103:5
Sorry
11) 141:14
Sort
121 s2'.9 86'.2
Sought
[1] 35i6
Sound
12) 15:6 155'.24
Sounded
l1l 95:15
Sounds
13) 126i4 143:6 149'.24
Source
[1] 146:19
South
12612122-23.25 312 5,17 10:14 11'.
i2 i4'1a 25ts 2a.2.23 3ot1 34tl
40:25 53;13 56:10 58:11 75:10 87:
14-15 89:18 95:14.21 1'l1'.1,11 114'.
10
Southbound
I1l 17:15
Southeast
I1l 136:4
Southern
13) 5:10 23'.17 41:19
Somewhere
1 6125 77 :14 127 .19 168:8
ooner
[4] 14i5,1 1 106:20 137:18
Southwest
1:23 136:4
:19 114:g 115:9 117i5
12112
Sp
[4] 56
14
S
[1]45:1Stray
l1)34:5
Stray
11) 24 1
Stree
l22l2.1'16112:
25 138:
'149:6,1
rengths1:6
rictly
161:17
rive
ge
1
ing
ran
3:10 13:9 14:15,19 17:1 1,
114118 115:16 116:22 134
10 146:12 148:8,12,25
Streets
l21l 6122 12a.7 t g 24 66 21'22 67 :
l.7,ri-1468 17 112.1 121 613224
133:23 137:14.19 167:4
6
t
6
5
8
T 168 '13,16
S
l1
S
I1
S
I1 42:2o
Stron o
$) tz td2q 33za q2 zt as 2 l6t
25
Strongly
(1)165.11
Structures
t1126:24
Struggled
l1l 184:4
Stubbed
[1166:1Stuck
lll97:4
Studied
11l 16:7
Studies
Ill54 17
Study
11tS i6 1655313 16 54 J 59:2
8296t a 1i7.2214c ro 158 2:
Stuff
i8l 45rB 58:'16 74 I 75I 19 97 i0
98,2511512
Stvlentlstt ao,t 1o22125 $ 126.25
irio rz rao ro
Styles
11l3 20
Subcategories
[3]48 18 50:6 57.21
Subcategory
511[i,i.i""
l1l6a:17
Subdivision
l1l 14 5 12
Subiect
181 21'19 22:5 57.16151:4 158 25
159:16 182:10.1'1
Submit
I2l 41 124 182'.5
Submittal
11) 124i20
Submlttals
1214 13 41'-8
Siromittea
tlt 2014
Subparagraph
I1l 145:10
Subsequent
l1)4417
Suburban
[2)6:5 180]14
Successful
12
S
)32:15 43:2
ucker
I1l 20i10
Suffice
I
l2l 1A5.25 1A6.3
Suggest
f1l 169:18
Suggested
l1l 161:9
Suggestion
t2l104120 140125
Suit
[1] '105:9
Suitable
[5] 6:a 18013,16185:6
Suited
11125:4
Sirmmarize
[4] 15:20 35.1,12 90:5
Summarized
12141:121U:15Summary
[5] 17:7 100:21 143:14 163,24 165:
15
Summer
[2] 18:10 115:14
Sums
11151:2
Si.rperior
[2] 33:16 39:22
Supplement
121143.20 145'.3
Supplied
[1] 111:3
Support
fl 31:18,25 43:17-18 101:21 162'.
23178..20
Supported
[3] 37:16 38:3 47i3
Supposed
16) 7 :4 56:6 7022-23 148:1 1 1 86:25
Supreme
[1) 187:t
Surface
12) 68:23,25
Surmise
[2] 163:3 164:1
Surmountable
[3] 138r6,10,16
Surpassed
[1] 165:6
Surprise
12) 90t22 1il:22
Surprised
l2l90'.24 121'.20
Surrounded
[2] E1:16 134i18
Surrounding
[2) 37:17 159:22
S u rvey
161 22:9 1s3:14 154i1G18155:10
Surveys
[1] 34:15
Suspect
[1] 160:23
Switch
[1] 16:11
System
l13l 12i15 54113 55i2,25 60: I 0 66.
23 67:21 83122-23 84110 110.20
123:19 176'.10
Systems
l7l 12i19 Ut1'l 55:7 61 :19,25 1'18:8
185'.12
uffic ient
T
I 10913 111:2 23'112 6.9,20 113:1
25 1 1 4 22 1 17 21 ,25 132:5 146:5
15819.22 159 12,17.'ls 177 I
Trail
l15l 14:9 29 22 24 Aa 23-24 81 18
82 10.12-13.17-18 86 2r' 137 16
139 15168:23
Trails
(11 137:19
Trailway
1l A5:24
Transcript
[1] 182:6
Transition
l1l98:22Transplant
11141:14
Transportation
12)11:14 1o5t22
Travel
11193:aTreat
t3161.20707148 10
iieated
[1]52:1Treatment
[7)26:12612162 14-15 6s 1s 125:
g 152:11
Treatments
[1] 38:14
Tree
hll 1E:6 11 191.3 38 13 39 25 41
8171:6
Trees
ll51 7:9 1 8.12.17-1 8.21 -22.24 3B:15
it.3+.0 ra at zl tzt z
Tremendous
[1]26;13
TremendouslY
[1] 163:9
Tried
l9l 29:5,1 4 1 1 :24 144:20 156-23
165:14 17 5:24 176:21U:10
Trip
[1) 17:9
Trips
[4197:12 98:16 99 11,15
Trouble
l2l7s.4-5Truck
[2]86:14 ,31:12
True
[3] 118:21,24 164it5
Truly
I3130:1374:11187:5Trunk
{31 10:4 105r20 10613
Try
17\32 13 21 47 18 126 25 140 11
156:25174 4
Trying
l32l 12:21 13 I 27 15,23 29 2 31 I
47 25 48:12 5A:1 60:24 61:13 14.16
72:23 7 5:23 7 6:14-15 7 7:9.18 84:23
94:16 116:12 123:14 125:22 127:18
129:3'131:13 139:22 155:15 159:3
161:6174:22
Tunnel
[1] 113:15
Turn
[11] 17:24 48:5 52r13 67120 68:19
8O:4 83:14 121:10 132:5 161:19
184i2
Turned
[3]B7:14 111:19112:15
Turning
i1l 121:15
Twice
15)26:2,25 30:7 38? .11
Two
lt) 122:20
Three-meter
I1l 153:21
Three-story
l1l128:2
Three-way
l2l 109:6 112:18
Threshold
13136:15-16 126 11
Throuqhout
I1Ol8:12.15 25:16 32123 37:22 &
22 io7:'t4 126:16 1s3:18.24
Throw
[1] 110:2
Thrown
I1162:3Tilting
[1] 96:20
Timeline
[1] 143:13
Tirade
11l 75:11
Tires
[1] 115:19
Today
I2t 19:16 46:15
iboether
[4) 3-3:10 37:11 47:19 165.14
Toll
I'1I114:3
tom
[1] 44:13
Tomorrow
ioht
r-ro 13 23 r'r 24.12 36 7 j5
.5 163:24 164:2a 165 12 182:2
Took
P) a7 2A 55:2a 63.25 69 22 71 1a.
17-1814812
Tool
11)73 21
Too
151i1:25 32:13 51:17 119 7 158:9
Topography
11015125 6i614t3 U:23 60 16 72:
'17 i23.19 164:18 180:4,15
Total
12) 42:1 71121
Totally
[1] 184:4
Touch
t3) 3:14 6:8 24 7
Touched
l5)I24 252 36:18 152 1 153 2
Tough
13) 42:23 95:24 172 2a
Towards
16) 21:21 9A.2103:4 112:16 157:5
169:25
Townhome
[3] 15t1 37.24 167t1
Townhomes
1516:21 14:25 33:3 52,25 166:12
Townhouse
[5] 15:8,10 40:3 171:16,18
Townhouses
15) 13:24 2t1A 41:18,20 171:9
Track
l2l 123:13 133:18
Tract
[6] 6:5 37i13 175:9,12 176:8 180r'14
Traffic
I48l 16:2 17:4.8.12 28:9 40 18-19
b4:21 86 2 94:5 97:9 98.7 1oo:5,21
101:6.13.17,19-20.25 102:1 1 1031
g
:2
3
ree-acre
12) 14
Ton
[2] s5
Ton
112) 2
150 3
13,17
ue
,9
11) 18122
Table
13) 51:14,17 91:?2
Tackle
S
11) 147'.12
Tags
111 147.14
Tail
l1l2a:2
Talks
I9l 58:4 59:2 60:23,25 61:1 75i21
125:24 179:11 185:12
Tall
[4] 97:3 119:13 160:21 '184i8
Taller
11) 160:22
Tanker
l2l 86113 93:25
Tanks
[2] 65:4,6
Target
[1] 161i6
Tax
[1] 56:15
Taxpayers
l1) 67:24
Team
.L1l 151:15
I ecnntcal
{11a0:16
Techniques
[1]29:l
Temporary
[3] 10:9 85:14 168:17
Term
{21 108t25 187:16
Terms
126126:12-13 30.12 32:24 3
i9 bi:15 E2:zl 8l:t 8s:s,z
22 102:8 151:9,25 152:6 15
3 166:8.16 167:15175.2 17
B
[1] 129:19
Therefore
[6] 17:18 65:10 66:7 98:6 109:18
111:9
They've
[41 39.12 93:17 119124 188:1
Thicker
[1] 156:12
Thin
[1] 171:6
Thinking
[6] 56:12 66.12 102.2311817 124
10131:18
Thinner
lll171i7Third
111 22:1
thorough
[4] 18:11 33:13 9016 153r13
Thoughts
[2] 53:12 162:3
Thousands
12) 126i14,18
Threat
[3] 33:17 39:23 183:3
Three
Q.6) 2113,17 3t4,14 4.17 21:13 61:
14 82:4-5 93:11,16 94:7 109:1,6
112t18 122:24 127:20 128t2 132i3
141r8 153:21 161:B 170:13,16'172
21 1U:25
I2l
Th
t3l
Th
agged
Terrain
[1] 59:10
Tested
12) 97:7 1*:13
Testimony
52:21 180:23 181i9
eme
152:16158.21
emselves
3t1177
96:9,16
6:9 186
i
V t1l 108:23
Voluntarily
[1] 155:12
Voluntary
[1] 36:12
Vote
I1114:5 21:6 170:1 177.2a'21 1t82
5181:15.'19 182.2
Voted
l11l14210 16215.20,23 169 1s 17
178:7-8 181 18185.3
Votes
l1l 178:11
Voting
[11181:17
olumes
W
1g 32:3 34:13-14,'17 35:10 36:4 38:
1 O.12-13 46'.2 54:1 4,21 -22,25 fi:18
622 6A:a 7O:7 77.1180:5 82:3.9 84
15 86:9 9313.12,16 94:7 95:1 118:
14,17 120:6 122120 130:25 136:5-6
138:4,9 141:8,10 150i23 152:9-10,
17 156:15,25161:7 162:4 171:3
'172:21 187:24
Two-acre
[4] 9:'17 46:2 54121 80:5
Two-and-a-half
11) 12.23
Two-car
11119.21Two-inch
l1l12t23
Two-to-one
[1] 152:9
Type
l41l 29:3 34.2 45,7 46t12 48''20 5O'.
b.i2 56114 57'.? 61:7 63116 t2:378
9,1'l-12 97:7 98:1,23101:1 109:14
11a.3 120t2.20 122:7 ,21 123i5,20
127 :12 13 1:2,20,22-23 132:12 136'.
21 142:22151:1 155:25 158:8 160:
24 17 4:20
Types
17 | 39 .7 61 :2 96 18 120:1 a 13a.22i:r:r: taz 8
Typical
l4l 9A:24 12E11 1 172:12,15
Typically
fl1l 33:4 47:1 A4.A91.25 126'.12
i3d:18 148:6 151:3 161:16 175:17-
18
24.20-22 27 306:
U
[1] l3:11
Vacation
I4l2:16 3.7 4:18 21123
VLcations
t2) 13:10 21:7
Valid
12) 37 .7 125:5
valley
I3t 119.10.12-13
Vbluable
[1) 104t24
Value
121 122:8 156,22
Values
[1) 17:14
Vans
11) 148122
Variation
11) 120:2
Varies
l1l 59:10
Varieties
[1] 61r3
Varietv
l4l 13 2i18 13 145 4 148 18
Various
I4l5 17 29 1 71 19 150 14
Varying
111172:11
Vast
11128:14
Vboetation
I4t 6:6 180:'15.20 185:ro
Vbhicte
[1] 132:4
Vehicles,a116:17 19122,l31:16 132 3 138
't 4.tt ttozt tst:g
Velocity
I1l172:24Version
12) ag 3 17 5:20
Versus
l2l 68i10185:11
Vertical
11112?:13
Via
l2l82:10View
17) 23'.19 24,3JA 49:21 52:5 90:7
1 18:10
Viewed
i2)
Vi
t1l
t3l
I1l
5
ag6i
ac
lll10:13Virtue
[1] 43:7
Vislon
[1] 47:3
Visual
I2l ':33:9 163:22
Vbcal
[1] 163:9
Voice
[2] 39:'1 110:15
Voiced
11) 125:20
Volume
51:13 77:21
ews
E:6
olation
i21 19
rtu a lly
e
7 142:18 153r10
[1137:17
Unit
123) 2:15 3tO 7 tO 17:10 19'.21 21:17
24:18.24 26:1 38:1 40:9 51:24 73:9
74:11 75:22 76:9 79:16,24 101t15
1 25:1 0 127'.1 2 1 3A:1 4 1 52:21
Units
14513120 5:7-87:11-12 14t1 15114-
16 16tg 20:12 40:6 42'.2,6 49:1 4 62:
18 6416,10 69:22 70:15-1612:2173
4 74:16,2 75:13,23,25 76:7 19:7
103.23 1U:7 4 107.1+20 111 :23,
25 11A22-23 127113 1?9t17 174:25
175.21E7'.1
Unless
[4]86:19 135:1 143:17 160:,
Unlikely
[1] 6:8
Unsewered
[1] 55:7
Unusable
I1180:'15
ijhused
12) 13:9 21:23
Up
1681 5:8 8 4 9 17 31:23 37 11 43:20
14:22 47 17 51:2 54:20 56 19 57:24
58:22 60:8 64:9 69:13 70 15 71 10,
20 72 14 76:10 78:18 79:20.22 A1]3
86:10,12 87:10 90:21 91:2 93:22-23
94:19 95:3 107:16108:5 110:1.8.1?
1 12:6,16 1 16i8,23 119.12.15 123'.5
124:12 132:18 135:23 136:13 138:
17 139.5,25 140:19144:7 147:19,
23 149:19,22 154:15 158:9 164:12
168.3 '170,12 171119 172:11 175.8
18r''.21
Update
[3] 11:4 123:74
Updated
U) 89:24
Updates
[1]89.16
Upgrades
l11102:14
Upkeep
I1l32:12Upland
14124.20 88 10.16 173:13
Uplands
11127:7
Upper
[1] 58:E
Upset
I2l 131:6 171:3
Urban
14) 11tg 24121 146:2-3
Usable
l1l17 5122
Usage
[1] 135:5
Useful
[1]6s:8
Users
I1l 161:20
Uses
I8l 11i13-14.21 13.?2 51:7 57:1574:
11166:16
Usual
[1] 69:16
Utilities
[5]47:5,13 49:'1 66:16 130:9
Utility
[1]6:8
Utilize
hl 175:4
Utllized
[1] 150:24
Utilizing
nrqueness
IlOl 1 1 9:14 1213,10.14 122114.23
123:16 142:25 143:4 1511'15
Unanimous
t1l 162. r6
Unanimously
[4) \62:10.15,21,23
Unanswered
lll141:24unbuildable
I2lA0:16 88:1
Uncontrolled
{1196:9Under
I16j2:11 16:24 36:22 70:11,2179:2
109:19 110:6 1'13:14 120:11 145110-
11 160115 166'.24 178:23 179:1
Underground
[1] 128:3
Underneath
[3] 66:23 I 12:20 116:9
Undersize
[1] 121:6
Undersized
I1l 135:a
Understood
[1]57:5Undertaken
t1l 105:20
Undeveloped
l4l27:5,7 31.2121i9
Undisturbed
12127:9114:16
Unfinished
11) 217
Unfortunate
11) 140:1
Unfoftunately
[4] 754 98:11 99:2 113:14
UNIDENTIFIED
[3] 105:7 106:10170:11
Un ique
vma
a
[1] 149:20
Waiting
l3l 114:16 122 24 17010
Waived
ill 162:13
Walk
[4] 157:14,16-18
Walkway
[1]86:23
Wall
l131 119:13 132.10 i35 I 15020
15i 2s,.5s21 156 11 157 B 160 12.
14,22-23'161.5
Walls
I10l 119:7-8 132:13 134 19 149.24
i 5Z:2 160:10.17 165:25
Wants
16144:22 45:21 67:2A 104:21 107
10 156:4
Warranted
111108:25Warrants
Washington
15,1A2:22 1a4:22.251a5 17 2a
Waste
[1]1914Water
DAt 6 2 Ai1 16 r0 6.18 I 1.11 12 4.
) 3o:12.r4 47 6 60 18 83 r 9-21 84
2,5 90i7 96:9,20 160:16 166 2 180 6
Watershed
17) 13 .5 26115 27:3 41:1 92 .15 96:5
161:9
Ways
l11l 3i10 4:19 13:10.17 30.20 75 8
b5:b 1i814 131 15138 18 r53 6
Website
[1]58:E
Weeks
[3] 86:10 87:13 '141:10
Welcome
I3l2314 92:20 117..2
West
113) 2.22 6.24 11 22 16:15-16,21 25
27.1a.21 89:1*19,22 1 16t22
Westerly
11l27:15
Wet
[1188:15Wetland
I12l7:8 8:7 ,9 24:21 26:22 27-.2 38:
11 A8:12 94:19,21 130t21
Wetlands
[6] 31:11 71:17-1E 74:7 B0:15 BB 1
121:1217315
Wheelchairs
I1l 14E:21
Whereby
[1157:14
Written
[6] 145:13 167:9 181:18 185:22-23
186:6
Wrote
(1151:17
Yard
l2l 131..9 170'.11
Yards
tdl 125:25 126.3,14 12?:15 166:9,13
Year
[51 4:2 20:15 12311 ,A 171'.7
Years
l44l36:1 53:18 54:15 55:22 59:24
60:2 62:2.12,1I 6313,15.25 64:13.
19.23 65:2.6.11,20 67:8,15 68:1 73:
8 84:10 93:12,16 94:7 103:9,16 104:
4106:18 109:1.4 111:7 120:11 122.
24 136:8 144i15145:10 170 1317
171.31E4:25
Yellow
[1] 57:'19
Young
[1] 102:6
Yup
[3] 66:7,12.15
z
White
14] 5:2,4 49:5 17 4'.5
Whole
[15] 50:2 55:12 80:9 88:24 89:23 92.
1 1 105:2,19 106:2 120i17'137:18
168:8 170:1 171:221U:6
Wicklund
[9] 92:21-22 93:13,1S 94:9.16 127i6,
10 128:15
Wide
lllol 't5:2 38:8 68:i7-1973:24 u:9
85.24 132:24 144'-14
Wider
I3l93:5 94:4 138:2
width
12) 68120-21
Wife
11) 146:20
Willing
[2] 93:'14 183:5
Willingness
{1183:5Windows
[3] 16:1817:3 115:15
Wintertime
l1l 114:20
Wise
l4l 56.20 70:16 A5:21 171:20
Wish
[1] t84:11
Withdraw
11) 142:6
Wonder
l1l141:14
Wondered
t11 44124
Won dering
17) 44t3 48121 87 :23 91123 124'.25
142:21 175:11
Wood
14) 72i1-3,9
Woodbury
13) 111120 113t23114:3
Wooded
I3l 81:21 180:20 185:10
Woodland
16124.20 29.20 a&*917 173:13
Woodlands
12) 2t :7 88t11
Woods
12) 6517,12
Wool
l1l 120125
Word
l2l6325 76:22
Workday
11) 111i24
Works
lZ 10:17 25:8 45.1012018 136 14
i7o:s tat:5
Worksheet
I2l 3:23 123:23
World
l4l 49:15 134i24 1.g119 155:1
Worry
[2] 98:15139:4
Worst
14) 37:8 104:3 124:17 12515
Worth
I2l 102125 126t16
Worthwhile
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Write
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Writing
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Zone
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10-1t
Zoned
[3]48:19 176i22 179:19
zoning
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20 Bi24 9:4-5,23 24:25 39115 45t2,
11,2 4?:19 48118,21 49:6,16 50.3.
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24 53i5,9 55120-21 56:6,8,1 1-12,20,
22 57tB 58l,5 60:22 70:1 ,4-5,11,16'
17 ,19,21 71 ,1-2 76:24 77 t4 ,7 7 E112,
22 1U2 122:21 163:12,1E'165:7
176125 177:12 180111-12 184t25
185:6 186:10,21-22,25
Zonings
11176:23
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